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apartment · 248706

One Tree Hill Mansions

Project page · 99-year lease from 1973

Indicative value range
S$2,986,704 – S$5,553,813
Indicative mid S$3,826,076 · S$2,370 psf

Based on 80 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

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Upperhouse At Orchard Boulevard · 687 m26-302,056 sqftS$7,769,000S$3,779 psf×1.000S$3,779 psf
Sept 2026Upperhouse At Orchard Boulevard · 687 m11-152,056 sqftS$7,312,000S$3,557 psf×1.000S$3,557 psf
Sept 2026The Loft · 812 m01-052,013 sqftS$4,400,000S$2,186 psf×1.000S$2,186 psf
Sept 2026Oue Twin Peaks · 912 m31-351,604 sqftS$3,600,000S$2,245 psf×1.000S$2,245 psf
Sept 2026The Orchard Residences · 794 m26-301,808 sqftS$5,300,000S$2,931 psf×1.000S$2,931 psf
Sept 2026Jervois Jade · 905 m06-101,141 sqftS$1,670,000S$1,464 psf×1.000S$1,464 psf
Aug 2026Oue Twin Peaks · 912 m26-301,604 sqftS$3,880,000S$2,419 psf×1.000S$2,419 psf
Aug 2026Leonie Gardens · 851 m06-101,733 sqftS$3,180,000S$1,835 psf×1.000S$1,835 psf
Jul 2026Upperhouse At Orchard Boulevard · 687 m31-352,056 sqftS$7,970,000S$3,877 psf×1.000S$3,877 psf
Jul 2026Spring Grove · 381 m11-151,389 sqftS$2,530,000S$1,822 psf×1.000S$1,822 psf
Jul 2026Oue Twin Peaks · 912 m06-101,604 sqftS$3,800,000S$2,369 psf×1.000S$2,369 psf
Jun 2026Upperhouse At Orchard Boulevard · 687 m11-152,056 sqftS$7,180,000S$3,492 psf×1.000S$3,492 psf
Jun 2026Spring Grove · 381 m16-201,389 sqftS$2,560,000S$1,844 psf×1.000S$1,844 psf
Jun 2026Spring Grove · 381 m01-051,668 sqftS$3,100,000S$1,858 psf×1.000S$1,858 psf
Jun 2026Oue Twin Peaks · 912 m21-251,399 sqftS$3,550,000S$2,537 psf×1.000S$2,537 psf
May 2026Upperhouse At Orchard Boulevard · 687 m31-352,056 sqftS$7,855,000S$3,821 psf×1.000S$3,821 psf
May 2026Spring Grove · 381 m06-101,389 sqftS$2,480,000S$1,786 psf×1.000S$1,786 psf
May 2026Spring Grove · 381 m01-051,389 sqftS$2,390,000S$1,721 psf×1.000S$1,721 psf
May 2026Irwell Hill Residences · 821 m11-151,270 sqftS$3,990,000S$3,141 psf×1.000S$3,141 psf
May 2026Oue Twin Peaks · 912 m16-201,399 sqftS$3,600,000S$2,573 psf×1.000S$2,573 psf
May 2026Oue Twin Peaks · 912 m21-251,399 sqftS$3,500,000S$2,501 psf×1.000S$2,501 psf
May 2026Leonie Gardens · 851 m01-051,733 sqftS$3,210,000S$1,852 psf×1.000S$1,852 psf
Apr 2026Spring Grove · 381 m16-201,389 sqftS$2,525,000S$1,818 psf×1.000S$1,818 psf
Apr 2026Oue Twin Peaks · 912 m31-351,604 sqftS$3,800,000S$2,369 psf×1.000S$2,369 psf
Mar 2026Upperhouse At Orchard Boulevard · 687 m26-302,056 sqftS$7,826,000S$3,807 psf×1.018S$3,876 psf
Mar 2026Spring Grove · 381 m06-101,389 sqftS$2,390,000S$1,721 psf×1.018S$1,753 psf
Mar 2026Oue Twin Peaks · 912 m01-051,604 sqftS$3,320,000S$2,070 psf×1.018S$2,108 psf
Mar 2026Leonie Gardens · 851 m01-051,733 sqftS$3,100,000S$1,789 psf×1.018S$1,822 psf
Feb 2026Upperhouse At Orchard Boulevard · 687 m06-102,056 sqftS$7,034,000S$3,421 psf×1.018S$3,484 psf
Feb 2026Spring Grove · 381 m01-051,389 sqftS$2,400,000S$1,728 psf×1.018S$1,760 psf
Jan 2026Irwell Hill Residences · 821 m06-101,539 sqftS$4,320,000S$2,807 psf×1.018S$2,858 psf
Dec 2025The Loft · 812 m01-051,453 sqftS$3,380,000S$2,326 psf×1.024S$2,382 psf
Dec 2025Oue Twin Peaks · 912 m26-301,604 sqftS$3,950,000S$2,463 psf×1.024S$2,522 psf
Dec 2025Leonie Gardens · 851 m11-151,733 sqftS$3,100,000S$1,789 psf×1.024S$1,832 psf
Nov 2025Oue Twin Peaks · 912 m01-051,604 sqftS$3,398,000S$2,119 psf×1.024S$2,170 psf
Oct 2025Upperhouse At Orchard Boulevard · 687 m11-152,056 sqftS$7,209,000S$3,506 psf×1.024S$3,591 psf
Oct 2025Spring Grove · 381 m06-101,389 sqftS$2,450,000S$1,764 psf×1.024S$1,807 psf
Sept 2025Spring Grove · 381 m06-101,389 sqftS$2,440,000S$1,757 psf×0.988S$1,737 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m16-202,056 sqftS$7,348,000S$3,574 psf×0.988S$3,533 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m16-202,056 sqftS$7,320,000S$3,560 psf×0.988S$3,519 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m21-252,056 sqftS$7,433,000S$3,615 psf×0.988S$3,573 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m16-202,056 sqftS$7,377,000S$3,588 psf×0.988S$3,546 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m21-252,056 sqftS$7,405,000S$3,602 psf×0.988S$3,560 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m21-252,056 sqftS$7,572,000S$3,683 psf×0.988S$3,640 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m16-202,056 sqftS$7,264,000S$3,533 psf×0.988S$3,492 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m16-202,056 sqftS$7,236,000S$3,520 psf×0.988S$3,479 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m21-252,056 sqftS$7,378,000S$3,589 psf×0.988S$3,547 psf
Jul 2025Upperhouse At Orchard Boulevard · 687 m26-302,056 sqftS$7,599,000S$3,696 psf×0.988S$3,653 psf
Jul 2025The Loft · 812 m01-051,528 sqftS$3,600,000S$2,355 psf×0.988S$2,328 psf
Jul 2025Oue Twin Peaks · 912 m26-301,604 sqftS$3,680,000S$2,295 psf×0.988S$2,268 psf
Jul 2025Oue Twin Peaks · 912 m11-151,604 sqftS$3,550,000S$2,213 psf×0.988S$2,188 psf
Jul 2025Leonie Gardens · 851 m11-151,733 sqftS$3,160,000S$1,823 psf×0.988S$1,802 psf
Jun 2025The Loft · 812 m01-051,345 sqftS$3,200,000S$2,378 psf×1.005S$2,390 psf
Jun 2025The Orchard Residences · 794 m31-351,808 sqftS$5,300,000S$2,931 psf×1.005S$2,945 psf
Jun 2025Leonie Gardens · 851 m01-051,733 sqftS$3,000,000S$1,731 psf×1.005S$1,740 psf
May 2025Oue Twin Peaks · 912 m16-201,604 sqftS$3,740,000S$2,332 psf×1.005S$2,344 psf
May 2025Oue Twin Peaks · 912 m21-251,399 sqftS$3,430,000S$2,451 psf×1.005S$2,463 psf
May 2025Oue Twin Peaks · 912 m16-201,604 sqftS$3,600,000S$2,245 psf×1.005S$2,256 psf
May 2025Mon Jervois · 826 m01-051,389 sqftS$2,728,000S$1,965 psf×1.005S$1,974 psf
Apr 2025Cuscaden Reserve · 337 m21-252,099 sqftS$6,890,000S$3,283 psf×1.005S$3,299 psf
Apr 2025Cuscaden Reserve · 337 m21-252,099 sqftS$7,111,800S$3,388 psf×1.005S$3,405 psf
Apr 2025Oue Twin Peaks · 912 m06-101,399 sqftS$3,300,000S$2,358 psf×1.005S$2,370 psf
Apr 2025The Orchard Residences · 794 m31-351,808 sqftS$5,399,900S$2,986 psf×1.005S$3,001 psf
Apr 2025Mon Jervois · 826 m01-051,389 sqftS$2,800,000S$2,017 psf×1.005S$2,027 psf
Mar 2025Spring Grove · 381 m06-101,389 sqftS$2,350,000S$1,692 psf×1.035S$1,752 psf
Mar 2025Spring Grove · 381 m11-151,787 sqftS$3,280,000S$1,836 psf×1.035S$1,900 psf
Mar 2025Cuscaden Reserve · 337 m26-302,099 sqftS$7,299,000S$3,477 psf×1.035S$3,600 psf
Mar 2025Mon Jervois · 826 m01-051,905 sqftS$3,720,000S$1,953 psf×1.035S$2,021 psf
Feb 2025Cuscaden Reserve · 337 m21-251,163 sqftS$3,848,000S$3,310 psf×1.035S$3,427 psf
Feb 2025Oue Twin Peaks · 912 m06-101,399 sqftS$3,130,000S$2,237 psf×1.035S$2,316 psf
Feb 2025Jervois Jade · 905 m01-051,141 sqftS$1,760,000S$1,543 psf×1.035S$1,597 psf
Feb 2025Leonie Gardens · 851 m11-151,733 sqftS$3,100,000S$1,789 psf×1.035S$1,852 psf
Feb 202519 Nassim · 801 m01-051,475 sqftS$5,370,000S$3,642 psf×1.035S$3,770 psf
Jan 2025One Tree Hill Mansions11-151,615 sqftS$2,325,000S$1,440 psf×1.035S$1,491 psf
Dec 2024Oue Twin Peaks · 912 m31-351,399 sqftS$3,398,000S$2,428 psf×1.043S$2,533 psf
Dec 2024Oue Twin Peaks · 912 m16-201,604 sqftS$3,850,000S$2,401 psf×1.043S$2,504 psf
Dec 2024The Orchard Residences · 794 m11-151,808 sqftS$5,500,000S$3,041 psf×1.043S$3,173 psf
Dec 2024Leonie Gardens · 851 m11-151,733 sqftS$3,050,000S$1,760 psf×1.043S$1,836 psf
Nov 2024Spring Grove · 381 m06-101,668 sqftS$3,300,000S$1,978 psf×1.043S$2,064 psf
Nov 2024Spring Grove · 381 m16-201,389 sqftS$2,450,000S$1,764 psf×1.043S$1,841 psf

How accurate is this estimate for One Tree Hill Mansions?

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.

1.94% gross yield

S$74,400 of rent a year against the estimate above · 1.57 points below flats like it

Leases signed here within a quarter of this size run about S$6,200 a month, the middle of 3 of them.

In the core central region, leasehold flats yield 3.51%, from 77 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 20261600-1700 sqft—Non-landed PropertiesS$7,000
Q2 20261600-1700 sqft—Non-landed PropertiesS$4,600
Q4 20251600-1700 sqft—Non-landed PropertiesS$6,200
Q3 20251600-1700 sqft—Non-landed PropertiesS$7,000
Q3 20251600-1700 sqft—Non-landed PropertiesS$6,800
Q3 20251600-1700 sqft—Non-landed PropertiesS$6,800
Q3 20251600-1700 sqft—Non-landed PropertiesS$6,200
Q3 20251600-1700 sqft—Non-landed PropertiesS$6,200

median of 3 URA rental contracts at One Tree Hill Mansions within a quarter of 150 sqm, since 2025Q4.

Buying or selling at S$3,826,076?

Buying: Stamp duty on S$3,826,076 · Cash and CPF needed on S$3,826,076 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,826,076.

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

Primary schools near 69 One Tree Hill

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
Jan 2025
One Tree Hill Mansions · 11-15 · Apartment · 47 years left
1,615 sqftS$2,325,000S$1,440 psf
Jul 2023
One Tree Hill Mansions · 16-20 · Apartment · 49 years left
1,625 sqftS$2,420,000S$1,489 psf
Jan 2023
One Tree Hill Mansions · 11-15 · Apartment · 49 years left
1,615 sqftS$2,100,000S$1,301 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.