homequant
cluster house (strata), sizes are strata area · 278684

Illoura

Project page · Freehold

Indicative value range
S$5,913,160 – S$5,985,747
Indicative mid S$5,959,636 · S$1,405 psf

Based on 6 sales in this project, last 24 months. Search widened 2 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
Jun 2026Illoura01-054,176 sqftS$5,900,000S$1,413 psf×1.000S$1,413 psf
Jun 2026Illoura01-054,241 sqftS$5,950,000S$1,403 psf×1.000S$1,403 psf
Feb 2026Illoura01-054,553 sqftS$5,930,000S$1,302 psf×1.018S$1,326 psf
Sept 2025Illoura01-054,219 sqftS$5,940,000S$1,408 psf×0.988S$1,391 psf
May 2025Illoura01-054,284 sqftS$6,000,000S$1,401 psf×1.005S$1,408 psf
Feb 2025Illoura01-054,187 sqftS$5,750,000S$1,373 psf×1.035S$1,422 psf

How accurate is this estimate for Illoura?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Illoura since.

Median error
24.0%

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

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.78% gross yield

S$165,600 of rent a year against the estimate above · 0.9 points above flats like it

Leases signed here within a quarter of this size run about S$13,800 a month, the middle of 12 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 20264500-5000 sqft—Semi-Detached HouseS$15,300
Q3 20264000-4500 sqft—Detached HouseS$14,500
Q3 20264000-4500 sqft—Semi-Detached HouseS$14,500
Q3 20264500-5000 sqft—Semi-Detached HouseS$13,500
Q3 20264000-4500 sqft—Semi-Detached HouseS$13,500
Q3 20264000-4500 sqft—Semi-Detached HouseS$13,000
Q2 20264000-4500 sqft—Detached HouseS$14,000
Q2 20264000-4500 sqft—Semi-Detached HouseS$13,600

median of 12 URA rental contracts at Illoura within a quarter of 394 sqm, since 2025Q4.

Buying or selling at S$5,959,636?

Buying: Stamp duty on S$5,959,636 · Cash and CPF needed on S$5,959,636 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,959,636.

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

Primary schools near 861 Old Holland 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
Jun 2026
Illoura · 01-05 · Strata Detached
4,241 sqftS$5,950,000S$1,403 psf
Jun 2026
Illoura · 01-05 · Strata Semi-detached
4,176 sqftS$5,900,000S$1,413 psf
Feb 2026
Illoura · 01-05 · Strata Semi-detached
4,553 sqftS$5,930,000S$1,302 psf
Sept 2025
Illoura · 01-05 · Strata Semi-detached
4,219 sqftS$5,940,000S$1,408 psf
May 2025
Illoura · 01-05 · Strata Semi-detached
4,284 sqftS$6,000,000S$1,401 psf
Feb 2025
Illoura · 01-05 · Strata Semi-detached
4,187 sqftS$5,750,000S$1,373 psf
Mar 2022
Illoura · 01-05 · Strata Semi-detached
4,381 sqftS$5,550,000S$1,267 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.