Emerald Park

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

How accurate is this estimate for Emerald Park?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Emerald Park since.

Median error

5.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.60% gross yield

S$53,400 of rent a year against the estimate above · 0.44 points above flats like it

Buying or selling at S$1,482,103?

Buying: Stamp duty on S$1,482,103 · Cash and CPF needed on S$1,482,103 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,482,103.

Each opens with this figure filled in; change anything there.

Primary schools near 4 Indus Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

• Alexandra Primary School · 604 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
• Zhangde Primary School · 697 m · no 2025 Phase 2C ballot
• River Valley Primary School · 729 m · no 2025 Phase 2C ballot

1 to 2 km

• CHIJ (Kellock) (girls) · 1,597 m · no 2025 Phase 2C ballot
• Gan Eng Seng Primary School · 1,603 m · no 2025 Phase 2C ballot
• Radin Mas Primary School · 1,658 m · balloted in 2025 Phase 2C (citizens within 1 km)
• Cantonment Primary School · 1,774 m · no 2025 Phase 2C ballot

Where the lease takes this

About 63 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.