homequant
condo · 259947

Ardmore Ii

Project page · Freehold

Indicative value range
S$7,025,000 – S$7,285,000
Indicative mid S$7,250,000 · S$3,583 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. 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
Sept 2026Ardmore Ii31-352,024 sqftS$7,320,000S$3,617 psf×1.000S$3,617 psf
Aug 2026Ardmore Ii31-352,024 sqftS$7,250,000S$3,583 psf×1.000S$3,583 psf
Jun 2026Ardmore Ii06-102,024 sqftS$6,800,000S$3,360 psf×1.000S$3,360 psf

How accurate is this estimate for Ardmore Ii?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Ardmore Ii since.

Median error
23.7%

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

A thin test: 4 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.

2.28% gross yield

S$165,600 of rent a year against the estimate above · 0.35 points below flats like it

Leases signed here within a quarter of this size run about S$13,800 a month, the middle of 51 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 20262000-2100 sqft4Non-landed PropertiesS$16,200
Q3 20262000-2100 sqft4Non-landed PropertiesS$16,200
Q3 20262000-2100 sqft4Non-landed PropertiesS$15,100
Q3 20262000-2100 sqft4Non-landed PropertiesS$15,100
Q3 20262000-2100 sqft4Non-landed PropertiesS$14,200
Q3 20262000-2100 sqft4Non-landed PropertiesS$14,000
Q3 20262000-2100 sqft4Non-landed PropertiesS$14,000
Q3 20262000-2100 sqft4Non-landed PropertiesS$14,000

median of 51 URA rental contracts at Ardmore Ii within a quarter of 188 sqm, since 2025Q4.

Buying or selling at S$7,250,000?

Buying: Stamp duty on S$7,250,000 · Cash and CPF needed on S$7,250,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$7,250,000.

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

Primary schools near 2 Ardmore Park

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Ardmore Ii · 31-35 · Condominium
2,024 sqftS$7,320,000S$3,617 psf
Aug 2026
Ardmore Ii · 31-35 · Condominium
2,024 sqftS$7,250,000S$3,583 psf
Jun 2026
Ardmore Ii · 06-10 · Condominium
2,024 sqftS$6,800,000S$3,360 psf
Dec 2025
Ardmore Ii · 31-35 · Condominium
2,024 sqftS$7,000,000S$3,459 psf
Feb 2025
Ardmore Ii · 31-35 · Condominium
2,024 sqftS$7,068,000S$3,493 psf
Feb 2025
Ardmore Ii · 21-25 · Condominium
2,024 sqftS$6,850,000S$3,385 psf
Sept 2024
Ardmore Ii · 26-30 · Condominium
2,024 sqftS$6,880,000S$3,400 psf
Jan 2024
Ardmore Ii · 26-30 · Condominium
2,024 sqftS$6,960,000S$3,439 psf
Jan 2024
Ardmore Ii · 16-20 · Condominium
2,024 sqftS$6,750,000S$3,336 psf
Jun 2023
Ardmore Ii · 21-25 · Condominium
2,024 sqftS$6,600,000S$3,261 psf
Mar 2023
Ardmore Ii · 11-15 · Condominium
2,024 sqftS$6,600,000S$3,261 psf
Feb 2023
Ardmore Ii · 06-10 · Condominium
2,024 sqftS$6,280,000S$3,103 psf
Sept 2022
Ardmore Ii · 16-20 · Condominium
2,024 sqftS$6,850,000S$3,385 psf
Aug 2022
Ardmore Ii · 16-20 · Condominium
2,024 sqftS$6,120,000S$3,024 psf
Jul 2022
Ardmore Ii · 06-10 · Condominium
2,024 sqftS$6,000,000S$2,965 psf
Apr 2022
Ardmore Ii · 06-10 · Condominium
2,024 sqftS$6,000,000S$2,965 psf
Nov 2021
Ardmore Ii · 21-25 · Condominium
2,024 sqftS$6,680,000S$3,301 psf
Oct 2021
Ardmore Ii · 11-15 · Condominium
2,024 sqftS$6,020,000S$2,975 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.