homequant
cluster house (strata), sizes are strata area · 268474

Ventura Heights

Project page · Freehold

Indicative value range
S$4,301,587 – S$4,513,609
Indicative mid S$4,361,509 · S$936 psf

Based on 7 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

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 2025Palms @ Sixth Avenue · 371 m-4,682 sqftS$5,400,000S$1,153 psf×0.988S$1,140 psf
Jul 2025Estrivillas · 113 m-4,359 sqftS$4,210,000S$966 psf×0.988S$955 psf
Jun 2025Estrivillas · 113 m-4,704 sqftS$4,380,000S$931 psf×1.005S$936 psf
Jun 2025Estrivillas · 113 m-5,188 sqftS$4,500,000S$867 psf×1.005S$872 psf
May 2025Estrivillas · 113 m-5,188 sqftS$4,725,000S$911 psf×1.005S$915 psf
Mar 2025Estrivillas · 113 m-4,532 sqftS$4,300,000S$949 psf×1.035S$982 psf
Feb 2025Ventura Heights-4,650 sqftS$4,180,000S$899 psf×1.035S$931 psf

How accurate is this estimate for Ventura Heights?

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 house earns against what it costs, set beside what homes like it earn.

3.03% gross yield

S$132,000 of rent a year against the estimate above · 1.15 points above flats like it

Leases signed here within a quarter of this size run about S$11,000 a month, the middle of 1 of them.

In the core central region, freehold houses yield 1.88%, from 188 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 20263000-3500 sqft—Semi-Detached HouseS$9,500
Q3 20262500-3000 sqft—Semi-Detached HouseS$8,600
Q3 20262500-3000 sqft—Semi-Detached HouseS$8,600
Q2 20264000-4500 sqft—Detached HouseS$11,000
Q4 20252500-3000 sqft—Semi-Detached HouseS$9,200
Q3 20253000-3500 sqft—Semi-Detached HouseS$10,000
Q3 20253000-3500 sqft—Semi-Detached HouseS$9,400
Q3 20253000-3500 sqft—Semi-Detached HouseS$8,700

median of 1 URA rental contracts at Ventura Heights within a quarter of 433 sqm, since 2025Q4.

Buying or selling at S$4,361,509?

Buying: Stamp duty on S$4,361,509 · Cash and CPF needed on S$4,361,509 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,361,509.

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

Primary schools near 69l Jalan Lim Tai See

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
Oct 2025
Ventura Heights · Strata Detached
6,469 sqftS$4,870,000S$753 psf
Feb 2025
Ventura Heights · Strata Semi-detached
4,650 sqftS$4,180,000S$899 psf
May 2024
Ventura Heights · Strata Semi-detached
4,661 sqftS$4,000,000S$858 psf
Sept 2023
Ventura Heights · Strata Semi-detached
4,661 sqftS$4,050,000S$869 psf
Mar 2023
Ventura Heights · Strata Detached
6,501 sqftS$5,100,000S$784 psf
Jan 2023
Ventura Heights · Strata Semi-detached
4,661 sqftS$4,000,000S$858 psf
Jul 2022
Ventura Heights · Strata Semi-detached
4,661 sqftS$3,750,000S$805 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.