homequant
condo · 268157

Charming Garden

Project page · 999-year lease from 1875

Indicative value range
S$3,788,264 – S$4,378,650
Indicative mid S$4,075,598 · S$2,254 psf

Based on 102 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

999-year 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 2026Astrid Meadows · 874 m01-052,045 sqftS$4,600,000S$2,249 psf×1.000S$2,249 psf
Sept 2026Holland Hill Park · 777 m01-051,787 sqftS$3,150,000S$1,763 psf×1.000S$1,763 psf
Sept 2026Fairlodge · 538 m01-051,862 sqftS$2,880,000S$1,547 psf×1.000S$1,547 psf
Aug 2026Duet · 623 m01-051,744 sqftS$4,000,000S$2,294 psf×1.000S$2,294 psf
Aug 2026Waterfall Gardens · 607 m01-052,196 sqftS$5,620,000S$2,559 psf×1.000S$2,559 psf
Jul 2026Astrid Meadows · 874 m01-051,378 sqftS$3,150,000S$2,286 psf×1.000S$2,286 psf
Jul 2026The Tresor · 921 m01-051,485 sqftS$3,800,000S$2,558 psf×1.000S$2,558 psf
Jul 2026Sommerville Grandeur · 502 m01-051,938 sqftS$3,700,000S$1,910 psf×1.000S$1,910 psf
Jul 2026Holland Hill Park · 777 m01-051,389 sqftS$3,000,000S$2,161 psf×1.000S$2,161 psf
Jul 2026Duchess Residences · 821 m01-051,905 sqftS$4,600,000S$2,414 psf×1.000S$2,414 psf
Jul 2026Sommerville Park · 698 m01-051,302 sqftS$3,450,000S$2,649 psf×1.000S$2,649 psf
Jun 2026Holland Residences · 776 m01-051,356 sqftS$3,125,000S$2,304 psf×1.000S$2,304 psf
Jun 2026Holland Peak · 861 m01-051,475 sqftS$2,980,000S$2,021 psf×1.000S$2,021 psf
Jun 2026Astrid Meadows · 874 m01-051,787 sqftS$3,180,000S$1,780 psf×1.000S$1,780 psf
Jun 2026Holland Mews · 883 m01-051,281 sqftS$2,950,000S$2,303 psf×1.000S$2,303 psf
Jun 2026Duchess Residences · 821 m01-051,485 sqftS$3,638,000S$2,449 psf×1.000S$2,449 psf
Jun 2026Leedon Residence · 373 m01-052,110 sqftS$6,100,000S$2,891 psf×1.000S$2,891 psf
Jun 2026Parvis · 847 m01-052,260 sqftS$4,950,000S$2,190 psf×1.000S$2,190 psf
May 2026Condominium Development · 582 m01-051,776 sqftS$2,800,000S$1,577 psf×1.000S$1,577 psf
May 2026Spanish Village · 346 m01-051,668 sqftS$3,638,888S$2,181 psf×1.000S$2,181 psf
May 2026Duchess Residences · 821 m01-051,464 sqftS$3,512,000S$2,399 psf×1.000S$2,399 psf
May 2026Sommerville Park · 698 m-1,647 sqftS$3,800,000S$2,307 psf×1.000S$2,307 psf
Apr 2026Verdure · 936 m01-051,755 sqftS$3,620,000S$2,063 psf×1.000S$2,063 psf
Apr 2026Lush On Holland Hill · 925 m06-101,851 sqftS$4,350,000S$2,350 psf×1.000S$2,350 psf
Apr 2026Leedon Residence · 373 m06-102,110 sqftS$6,100,000S$2,891 psf×1.000S$2,891 psf
Mar 2026Holland Court · 676 m06-101,948 sqftS$3,800,000S$1,950 psf×1.018S$1,986 psf
Mar 2026Lush On Holland Hill · 925 m06-101,507 sqftS$3,300,000S$2,190 psf×1.018S$2,230 psf
Mar 2026Leedon Residence · 373 m06-102,110 sqftS$6,098,000S$2,890 psf×1.018S$2,943 psf
Mar 2026Parvis · 847 m11-152,303 sqftS$5,450,000S$2,366 psf×1.018S$2,409 psf
Feb 2026Spanish Village · 346 m01-051,593 sqftS$3,500,000S$2,197 psf×1.018S$2,237 psf
Feb 2026Lush On Holland Hill · 925 m06-101,281 sqftS$2,580,000S$2,014 psf×1.018S$2,051 psf
Feb 2026The Cornwall · 549 m01-051,658 sqftS$3,250,000S$1,961 psf×1.018S$1,996 psf
Feb 2026Sommerville Park · 698 m01-051,302 sqftS$3,100,000S$2,380 psf×1.018S$2,424 psf
Feb 2026Leedon Residence · 373 m01-052,110 sqftS$5,924,000S$2,808 psf×1.018S$2,859 psf
Jan 2026Sommerville Grandeur · 502 m01-051,830 sqftS$4,128,000S$2,256 psf×1.018S$2,297 psf
Jan 2026Fairlodge · 538 m01-051,658 sqftS$2,920,000S$1,762 psf×1.018S$1,794 psf
Jan 2026Spanish Village · 346 m01-051,539 sqftS$3,150,000S$2,046 psf×1.018S$2,084 psf
Dec 2025The Cornwall · 549 m01-051,464 sqftS$3,480,000S$2,377 psf×1.024S$2,435 psf
Dec 2025Sommerville Park · 698 m-1,959 sqftS$4,390,000S$2,241 psf×1.024S$2,295 psf
Dec 2025Charming Garden01-051,808 sqftS$3,400,000S$1,880 psf×1.024S$1,925 psf
Nov 2025Holland Residences · 776 m01-051,356 sqftS$3,050,000S$2,249 psf×1.024S$2,303 psf
Nov 202515 Holland Hill · 829 m01-051,798 sqftS$6,026,000S$3,352 psf×1.024S$3,433 psf
Nov 2025Casabella · 835 m01-051,884 sqftS$3,900,000S$2,070 psf×1.024S$2,120 psf
Nov 2025The Cornwall · 549 m01-051,485 sqftS$3,538,000S$2,382 psf×1.024S$2,439 psf
Nov 2025Sommerville Park · 698 m01-051,948 sqftS$4,200,000S$2,156 psf×1.024S$2,208 psf
Nov 2025Parvis · 847 m01-051,701 sqftS$4,430,000S$2,605 psf×1.024S$2,668 psf
Oct 2025Sommerville Grandeur · 502 m01-051,830 sqftS$4,007,700S$2,190 psf×1.024S$2,243 psf
Oct 2025Sommerville Park · 698 m06-101,948 sqftS$4,320,000S$2,217 psf×1.024S$2,271 psf
Sept 2025Holland Peak · 861 m01-051,841 sqftS$3,488,000S$1,895 psf×0.988S$1,873 psf
Sept 2025Verdure · 936 m01-051,421 sqftS$3,200,000S$2,252 psf×0.988S$2,226 psf
Sept 2025Spanish Village · 346 m01-051,701 sqftS$3,700,000S$2,176 psf×0.988S$2,150 psf
Sept 2025Lush On Holland Hill · 925 m06-101,851 sqftS$3,950,000S$2,134 psf×0.988S$2,109 psf
Sept 2025Sommerville Park · 698 m11-151,302 sqftS$3,160,000S$2,426 psf×0.988S$2,398 psf
Sept 2025Sommerville Park · 698 m06-101,948 sqftS$4,265,000S$2,189 psf×0.988S$2,164 psf
Sept 2025Parvis · 847 m11-151,991 sqftS$4,900,000S$2,461 psf×0.988S$2,432 psf
Sept 2025Parvis · 847 m06-101,701 sqftS$4,450,000S$2,617 psf×0.988S$2,586 psf
Sept 2025Parvis · 847 m01-052,260 sqftS$4,775,000S$2,112 psf×0.988S$2,088 psf
Aug 2025Holland Peak · 861 m01-051,830 sqftS$2,860,000S$1,563 psf×0.988S$1,545 psf
Aug 2025Coronation Grove · 675 m01-051,916 sqftS$3,108,000S$1,622 psf×0.988S$1,603 psf
Aug 2025Casabella · 835 m01-051,292 sqftS$2,980,000S$2,307 psf×0.988S$2,280 psf
Aug 2025Sommerville Park · 698 m06-101,948 sqftS$4,580,000S$2,351 psf×0.988S$2,323 psf
Aug 2025Gallop Gables · 550 m01-051,550 sqftS$3,050,000S$1,968 psf×0.988S$1,945 psf
Aug 2025Gallop Gables · 550 m01-051,744 sqftS$4,108,000S$2,356 psf×0.988S$2,328 psf
Aug 2025Parvis · 847 m06-101,701 sqftS$4,550,000S$2,675 psf×0.988S$2,644 psf
Jul 2025Duet · 623 m06-101,744 sqftS$3,650,000S$2,093 psf×0.988S$2,069 psf
Jul 2025Verdure · 936 m01-051,464 sqftS$3,180,000S$2,172 psf×0.988S$2,147 psf
Jul 2025Sommerville Park · 698 m-1,959 sqftS$4,180,000S$2,134 psf×0.988S$2,109 psf
Jun 2025Holland Residences · 776 m01-051,464 sqftS$3,238,000S$2,212 psf×1.005S$2,223 psf
Jun 2025Astrid Meadows · 874 m01-052,228 sqftS$4,320,000S$1,939 psf×1.005S$1,949 psf
Jun 2025The Tresor · 921 m01-051,399 sqftS$3,738,000S$2,671 psf×1.005S$2,685 psf
Jun 2025Sommerville Grandeur · 502 m01-051,830 sqftS$3,870,000S$2,115 psf×1.005S$2,125 psf
Jun 2025Waterfall Gardens · 607 m06-102,196 sqftS$4,700,000S$2,140 psf×1.005S$2,151 psf
May 2025The Tresor · 921 m01-051,927 sqftS$5,050,000S$2,621 psf×1.005S$2,634 psf
May 2025Sommerville Grandeur · 502 m01-051,841 sqftS$4,038,888S$2,194 psf×1.005S$2,205 psf
May 2025Lush On Holland Hill · 925 m01-051,507 sqftS$3,250,000S$2,157 psf×1.005S$2,167 psf
May 2025Gallop Gables · 550 m01-051,733 sqftS$4,080,000S$2,354 psf×1.005S$2,366 psf
May 2025Willyn Ville · 913 m01-051,733 sqftS$3,300,000S$1,904 psf×1.005S$1,914 psf
Apr 2025The Tresor · 921 m01-051,873 sqftS$4,753,800S$2,538 psf×1.005S$2,551 psf
Apr 2025Leedon Residence · 373 m06-102,131 sqftS$6,000,000S$2,815 psf×1.005S$2,829 psf
Apr 2025Parvis · 847 m01-051,991 sqftS$5,050,000S$2,536 psf×1.005S$2,549 psf
Mar 2025Holland Residences · 776 m01-051,356 sqftS$3,060,000S$2,256 psf×1.035S$2,336 psf
Mar 2025Holland Peak · 861 m01-051,464 sqftS$2,880,000S$1,967 psf×1.035S$2,037 psf
Mar 2025Fairlodge · 538 m01-052,024 sqftS$3,500,000S$1,730 psf×1.035S$1,791 psf
Mar 2025Duchess Residences · 821 m01-051,604 sqftS$3,738,800S$2,331 psf×1.035S$2,413 psf
Mar 2025Sommerville Park · 698 m-1,615 sqftS$3,450,000S$2,137 psf×1.035S$2,212 psf
Mar 2025Sommerville Park · 698 m11-151,948 sqftS$4,430,000S$2,274 psf×1.035S$2,354 psf
Feb 2025The Tresor · 921 m01-051,421 sqftS$3,730,000S$2,625 psf×1.035S$2,718 psf
Feb 2025Spanish Village · 346 m01-051,615 sqftS$3,260,000S$2,019 psf×1.035S$2,090 psf
Feb 2025Leedon Residence · 373 m06-102,131 sqftS$5,820,000S$2,731 psf×1.035S$2,827 psf
Feb 2025Parvis · 847 m01-052,260 sqftS$4,780,000S$2,115 psf×1.035S$2,189 psf
Jan 2025Sommerville Park · 698 m01-051,948 sqftS$4,250,000S$2,181 psf×1.035S$2,258 psf
Jan 2025Sommerville Park · 698 m11-151,302 sqftS$2,975,000S$2,284 psf×1.035S$2,365 psf
Jan 2025Sommerville Park · 698 m06-101,948 sqftS$4,300,000S$2,207 psf×1.035S$2,285 psf
Dec 2024Sommerville Grandeur · 502 m06-101,938 sqftS$3,950,000S$2,039 psf×1.043S$2,127 psf
Dec 202415 Holland Hill · 829 m06-101,862 sqftS$6,150,000S$3,303 psf×1.043S$3,446 psf
Dec 2024Sommerville Park · 698 m01-052,314 sqftS$4,500,000S$1,944 psf×1.043S$2,029 psf
Dec 2024Sommerville Park · 698 m11-151,948 sqftS$4,300,000S$2,207 psf×1.043S$2,303 psf
Dec 2024Leedon Residence · 373 m06-102,110 sqftS$5,650,000S$2,678 psf×1.043S$2,794 psf
Dec 2024Leedon Residence · 373 m06-102,110 sqftS$5,950,000S$2,820 psf×1.043S$2,942 psf
Nov 2024Sommerville Grandeur · 502 m01-051,830 sqftS$3,940,000S$2,153 psf×1.043S$2,246 psf
Nov 2024Casabella · 835 m01-051,410 sqftS$2,800,000S$1,986 psf×1.043S$2,072 psf
Nov 2024Sommerville Park · 698 m01-051,302 sqftS$2,650,000S$2,035 psf×1.043S$2,123 psf

How accurate is this estimate for Charming Garden?

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.

1.47% gross yield

S$60,000 of rent a year against the estimate above · 1.16 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 5 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 20261800-1900 sqft3Non-landed PropertiesS$6,800
Q3 20261800-1900 sqft3Non-landed PropertiesS$5,200
Q1 20261800-1900 sqft3Non-landed PropertiesS$5,000
Q4 20251800-1900 sqft3Non-landed PropertiesS$4,800
Q4 20251700-1800 sqft3Non-landed PropertiesS$4,500
Q2 20251800-1900 sqft3Non-landed PropertiesS$5,200
Q1 20251700-1800 sqft3Non-landed PropertiesS$4,500
Q4 20241800-1900 sqft3Non-landed PropertiesS$4,800

median of 5 URA rental contracts at Charming Garden within a quarter of 168 sqm, since 2025Q4.

Buying or selling at S$4,075,598?

Buying: Stamp duty on S$4,075,598 · Cash and CPF needed on S$4,075,598 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,075,598.

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

Primary schools near 140 King's 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
Dec 2025
Charming Garden · 01-05 · Condominium
1,808 sqftS$3,400,000S$1,880 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.