homequant
condo · 259949

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 2b 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.