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apartment · 218583

Race Course Mansion

Project page · Freehold

Indicative value range
S$1,805,254 – S$2,248,931
Indicative mid S$2,063,115 · S$1,667 psf

Based on 87 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026Cityscape @Farrer Park · 943 m21-251,163 sqftS$1,818,180S$1,564 psf×1.000S$1,564 psf
Oct 2026Keng Lee View · 839 m06-101,216 sqftS$2,188,000S$1,799 psf×1.000S$1,799 psf
Sept 2026Vanadium · 605 m01-051,033 sqftS$1,690,000S$1,635 psf×1.000S$1,635 psf
Aug 2026Carlyx Green · 625 m01-05936 sqftS$1,560,000S$1,666 psf×1.000S$1,666 psf
Aug 2026Cambridge Village · 657 m01-051,550 sqftS$2,583,000S$1,666 psf×1.000S$1,666 psf
Aug 2026City Square Residences · 622 m11-151,206 sqftS$2,560,000S$2,124 psf×1.000S$2,124 psf
Aug 2026City Square Residences · 622 m26-301,216 sqftS$2,735,000S$2,249 psf×1.000S$2,249 psf
Aug 2026City Square Residences · 622 m26-301,206 sqftS$2,650,000S$2,198 psf×1.000S$2,198 psf
Aug 2026City Square Residences · 622 m01-051,195 sqftS$2,600,000S$2,176 psf×1.000S$2,176 psf
Aug 2026The Merlot · 826 m06-101,098 sqftS$1,780,000S$1,621 psf×1.000S$1,621 psf
Jul 2026Cityscape @Farrer Park · 943 m26-30969 sqftS$1,638,000S$1,691 psf×1.000S$1,691 psf
Jul 2026Forte Suites · 920 m21-251,141 sqftS$2,000,000S$1,753 psf×1.000S$1,753 psf
Jun 2026City Square Residences · 622 m26-301,518 sqftS$3,430,000S$2,260 psf×1.000S$2,260 psf
May 2026Cityscape @Farrer Park · 943 m21-251,076 sqftS$1,810,000S$1,682 psf×1.000S$1,682 psf
May 2026Pristine Heights · 822 m11-151,356 sqftS$2,280,000S$1,681 psf×1.000S$1,681 psf
May 2026Wu De Building · 819 m01-051,259 sqftS$1,600,000S$1,270 psf×1.000S$1,270 psf
Apr 2026Mera Springs · 837 m16-201,227 sqftS$2,540,000S$2,070 psf×1.000S$2,070 psf
Apr 2026Vanadium · 605 m01-05969 sqftS$1,415,000S$1,461 psf×1.000S$1,461 psf
Apr 2026Cityscape @Farrer Park · 943 m11-151,163 sqftS$1,968,000S$1,693 psf×1.000S$1,693 psf
Apr 2026Cityscape @Farrer Park · 943 m16-20990 sqftS$1,660,000S$1,676 psf×1.000S$1,676 psf
Apr 2026Rangoon View · 920 m01-051,335 sqftS$1,700,000S$1,274 psf×1.000S$1,274 psf
Apr 2026City Square Residences · 622 m01-051,216 sqftS$2,160,000S$1,776 psf×1.000S$1,776 psf
Apr 2026City Square Residences · 622 m21-25872 sqftS$1,950,000S$2,237 psf×1.000S$2,237 psf
Apr 2026Hertford Mansion · 540 m01-051,259 sqftS$1,920,000S$1,525 psf×1.000S$1,525 psf
Mar 2026Cityscape @Farrer Park · 943 m26-30990 sqftS$1,673,000S$1,689 psf×0.988S$1,669 psf
Mar 2026Cityscape @Farrer Park · 943 m26-301,119 sqftS$1,820,000S$1,626 psf×0.988S$1,607 psf
Mar 2026City Studios · 101 m06-101,313 sqftS$1,300,000S$990 psf×0.988S$978 psf
Mar 2026The Merlot · 826 m06-10883 sqftS$1,220,000S$1,382 psf×0.988S$1,366 psf
Mar 2026Race Course 138 · 37 m01-051,141 sqftS$1,200,000S$1,052 psf×0.988S$1,039 psf
Feb 2026Mera Springs · 837 m06-101,292 sqftS$2,500,000S$1,935 psf×0.988S$1,913 psf
Feb 2026Cityscape @Farrer Park · 943 m26-30990 sqftS$1,670,000S$1,686 psf×0.988S$1,667 psf
Jan 2026Cityscape @Farrer Park · 943 m26-301,249 sqftS$2,228,000S$1,784 psf×0.988S$1,763 psf
Jan 2026Cityscape @Farrer Park · 943 m26-301,345 sqftS$2,300,000S$1,709 psf×0.988S$1,689 psf
Jan 2026The Urbanite · 605 m01-05936 sqftS$1,225,000S$1,308 psf×0.988S$1,293 psf
Dec 2025Cityscape @Farrer Park · 943 m26-301,249 sqftS$2,230,000S$1,786 psf×0.996S$1,779 psf
Dec 2025Cityscape @Farrer Park · 943 m26-301,345 sqftS$2,310,000S$1,717 psf×0.996S$1,710 psf
Dec 20251953 · 993 m01-05936 sqftS$1,580,000S$1,687 psf×0.996S$1,681 psf
Dec 2025Race Course 138 · 37 m01-051,184 sqftS$1,300,000S$1,098 psf×0.996S$1,094 psf
Nov 2025City Square Residences · 622 m16-20872 sqftS$1,908,000S$2,188 psf×0.996S$2,180 psf
Oct 2025Cityscape @Farrer Park · 943 m21-251,249 sqftS$2,300,000S$1,842 psf×0.996S$1,835 psf
Oct 2025Keng Lee Court · 635 m01-051,055 sqftS$1,600,000S$1,517 psf×0.996S$1,511 psf
Sept 2025Cityscape @Farrer Park · 943 m26-301,076 sqftS$1,810,000S$1,682 psf×1.003S$1,687 psf
Sept 2025Cityscape @Farrer Park · 943 m21-251,249 sqftS$2,225,000S$1,782 psf×1.003S$1,788 psf
Sept 2025Keng Lee View · 839 m06-101,249 sqftS$1,980,000S$1,586 psf×1.003S$1,591 psf
Sept 2025City Square Residences · 622 m06-101,195 sqftS$2,230,000S$1,866 psf×1.003S$1,872 psf
Sept 2025Race Course Mansion01-051,076 sqftS$1,220,000S$1,133 psf×1.003S$1,137 psf
Aug 2025D'Cambridge · 687 m01-051,023 sqftS$1,688,000S$1,651 psf×1.003S$1,656 psf
Aug 2025Clydes Residence · 847 m11-151,119 sqftS$1,850,000S$1,653 psf×1.003S$1,658 psf
Aug 2025City Square Residences · 622 m26-30872 sqftS$1,930,000S$2,214 psf×1.003S$2,220 psf
Jul 2025Cityscape @Farrer Park · 943 m16-201,119 sqftS$1,740,000S$1,554 psf×1.003S$1,559 psf
Jul 2025Cityscape @Farrer Park · 943 m26-301,378 sqftS$2,308,000S$1,675 psf×1.003S$1,680 psf
Jul 2025Cityscape @Farrer Park · 943 m21-251,076 sqftS$1,808,000S$1,680 psf×1.003S$1,685 psf
Jul 2025Cityscape @Farrer Park · 943 m26-301,119 sqftS$1,860,000S$1,662 psf×1.003S$1,667 psf
Jul 2025Cambridge Village · 657 m01-051,550 sqftS$2,250,000S$1,452 psf×1.003S$1,456 psf
Jul 2025City Square Residences · 622 m01-051,216 sqftS$2,475,000S$2,035 psf×1.003S$2,041 psf
Jun 2025Cityscape @Farrer Park · 943 m11-151,345 sqftS$2,330,888S$1,732 psf×1.006S$1,743 psf
Jun 2025D'Cambridge · 687 m01-051,195 sqftS$1,900,000S$1,590 psf×1.006S$1,600 psf
May 2025Vogx · 542 m01-051,550 sqftS$2,180,000S$1,406 psf×1.006S$1,415 psf
May 2025Cityscape @Farrer Park · 943 m11-151,163 sqftS$1,900,000S$1,634 psf×1.006S$1,645 psf
May 2025Cambridge Village · 657 m01-051,550 sqftS$2,200,000S$1,419 psf×1.006S$1,428 psf
May 2025Rangoon View · 920 m01-051,335 sqftS$1,585,000S$1,188 psf×1.006S$1,195 psf
May 2025City Studios · 101 m06-101,023 sqftS$1,430,000S$1,398 psf×1.006S$1,407 psf
May 2025Oxford Suites · 667 m11-15893 sqftS$1,550,000S$1,735 psf×1.006S$1,746 psf
May 2025Race Course 138 · 37 m01-051,442 sqftS$1,500,008S$1,040 psf×1.006S$1,046 psf
Apr 2025Cityscape @Farrer Park · 943 m21-251,378 sqftS$2,350,000S$1,706 psf×1.006S$1,716 psf
Apr 2025Little India Conservation Area · 215 m01-051,152 sqftS$1,050,000S$912 psf×1.006S$917 psf
Mar 2025Cityscape @Farrer Park · 943 m16-201,163 sqftS$1,843,000S$1,585 psf×0.995S$1,578 psf
Mar 2025Clydes Residence · 847 m11-151,119 sqftS$1,820,000S$1,626 psf×0.995S$1,618 psf
Mar 2025City Square Residences · 622 m26-301,496 sqftS$3,408,000S$2,278 psf×0.995S$2,267 psf
Mar 2025Race Course Mansion01-051,238 sqftS$1,360,000S$1,099 psf×0.995S$1,093 psf
Mar 2025Hoa Nam Building · 942 m06-10883 sqftS$1,200,000S$1,360 psf×0.995S$1,353 psf
Mar 2025Race Course 138 · 37 m01-051,432 sqftS$1,625,000S$1,135 psf×0.995S$1,130 psf
Mar 2025Race Course 138 · 37 m01-051,141 sqftS$1,310,000S$1,148 psf×0.995S$1,143 psf
Feb 2025Mera Springs · 837 m11-151,292 sqftS$2,700,000S$2,090 psf×0.995S$2,080 psf
Feb 2025City Square Residences · 622 m21-251,216 sqftS$2,640,000S$2,170 psf×0.995S$2,160 psf
Feb 2025City Square Residences · 622 m11-151,216 sqftS$2,575,000S$2,117 psf×0.995S$2,107 psf
Jan 2025City Square Residences · 622 m11-15872 sqftS$1,850,000S$2,122 psf×0.995S$2,112 psf
Jan 2025City Square Residences · 622 m11-151,496 sqftS$3,225,000S$2,155 psf×0.995S$2,145 psf
Jan 2025Little India Conservation Area · 215 m01-051,378 sqftS$1,400,000S$1,016 psf×0.995S$1,011 psf
Dec 2024Vanadium · 605 m01-051,066 sqftS$1,702,000S$1,597 psf×1.012S$1,616 psf
Dec 2024Pristine Heights · 822 m06-101,076 sqftS$1,755,000S$1,630 psf×1.012S$1,650 psf
Dec 2024Bristol Lodge · 542 m01-05969 sqftS$1,410,000S$1,455 psf×1.012S$1,473 psf
Dec 2024Bristol Lodge · 542 m01-05969 sqftS$1,250,000S$1,290 psf×1.012S$1,306 psf
Nov 2024Rangoon Apartments · 877 m01-051,270 sqftS$1,750,000S$1,378 psf×1.012S$1,394 psf
Nov 2024City Square Residences · 622 m26-301,518 sqftS$3,300,000S$2,174 psf×1.012S$2,201 psf
Nov 2024City Square Residences · 622 m06-101,206 sqftS$2,450,000S$2,032 psf×1.012S$2,057 psf
Nov 2024City Square Residences · 622 m16-201,216 sqftS$2,550,000S$2,096 psf×1.012S$2,122 psf

How accurate is this estimate for Race Course Mansion?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.32% gross yield

S$68,400 of rent a year against the estimate above · 0.17 points above flats like it

Leases signed here within a quarter of this size run about S$5,700 a month, the middle of 1 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 2026600-700 sqft1Non-landed PropertiesS$3,100
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,700
Q3 20251100-1200 sqft3Non-landed PropertiesS$5,300
Q2 20251100-1200 sqft3Non-landed PropertiesS$5,700
Q2 20251100-1200 sqft3Non-landed PropertiesS$5,300
Q2 20251000-1100 sqft3Non-landed PropertiesS$4,200
Q3 20241100-1200 sqft3Non-landed PropertiesS$4,500
Q3 2024600-700 sqft1Non-landed PropertiesS$2,950

median of 1 URA rental contracts at Race Course Mansion within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$2,063,115?

Buying: Stamp duty on S$2,063,115 · Cash and CPF needed on S$2,063,115 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,063,115.

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

Primary schools near 122 Race Course 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2025
Race Course Mansion · 01-05 · Apartment
1,076 sqftS$1,220,000S$1,133 psf
Mar 2025
Race Course Mansion · 01-05 · Apartment
1,238 sqftS$1,360,000S$1,099 psf
Aug 2022
Race Course Mansion · 01-05 · Apartment
1,421 sqftS$1,275,000S$897 psf
Apr 2022
Race Course Mansion · 01-05 · Apartment
1,163 sqftS$1,070,000S$920 psf
Dec 2021
Race Course Mansion · 01-05 · Apartment
1,335 sqftS$1,200,000S$899 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.