homequant
condo · 238351

Ville Royale

Project page · Freehold

Indicative value range
S$2,503,396 – S$2,600,796
Indicative mid S$2,585,809 · S$1,930 psf

Based on 3 sales in this project, last 24 months. Search widened 2 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
Jun 2026Ville Royale01-051,044 sqftS$2,038,000S$1,952 psf×1.000S$1,952 psf
Jul 2025Ville Royale01-051,389 sqftS$2,538,000S$1,828 psf×0.988S$1,807 psf
Apr 2025Ville Royale01-051,292 sqftS$2,480,000S$1,920 psf×1.005S$1,930 psf

How accurate is this estimate for Ville Royale?

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.

2.32% gross yield

S$60,000 of rent a year against the estimate above · 0.31 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 9 of them.

In the core central region, freehold flats yield 2.63%, from 820 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 20261000-1100 sqft3Non-landed PropertiesS$5,500
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,000
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,000
Q3 20261000-1100 sqft3Non-landed PropertiesS$4,800
Q2 20261300-1400 sqft3Non-landed PropertiesS$7,400
Q1 20261800-1900 sqft3Non-landed PropertiesS$7,300
Q1 20261600-1700 sqft3Non-landed PropertiesS$5,500
Q1 20261000-1100 sqft3Non-landed PropertiesS$3,400

median of 9 URA rental contracts at Ville Royale within a quarter of 124.5 sqm, since 2025Q4.

Buying or selling at S$2,585,809?

Buying: Stamp duty on S$2,585,809 · Cash and CPF needed on S$2,585,809 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,585,809.

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

Primary schools near 310 River Valley 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
Jun 2026
Ville Royale · 01-05 · Condominium
1,044 sqftS$2,038,000S$1,952 psf
Jul 2025
Ville Royale · 01-05 · Condominium
1,389 sqftS$2,538,000S$1,828 psf
Apr 2025
Ville Royale · 01-05 · Condominium
1,292 sqftS$2,480,000S$1,920 psf
Aug 2022
Ville Royale · 01-05 · Condominium
1,711 sqftS$3,088,000S$1,804 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.