homequant
condo · 279872

Villa Azura

Project page · Freehold

Indicative value range
S$2,983,444 – S$3,381,510
Indicative mid S$3,221,176 · S$2,259 psf

Based on 45 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
Aug 2026The Tessarina · 421 m06-101,313 sqftS$2,850,000S$2,170 psf×1.000S$2,170 psf
Aug 2026The Tessarina · 421 m01-051,033 sqftS$2,450,000S$2,371 psf×1.000S$2,371 psf
Aug 2026Fifth Avenue Condominium · 374 m01-051,023 sqftS$1,988,888S$1,945 psf×1.000S$1,945 psf
Jul 2026The Tessarina · 421 m01-051,109 sqftS$2,450,000S$2,210 psf×1.000S$2,210 psf
Jun 2026Royalgreen · 164 m01-051,076 sqftS$3,150,000S$2,926 psf×1.000S$2,926 psf
Jun 2026The Tessarina · 421 m01-051,647 sqftS$3,450,000S$2,095 psf×1.000S$2,095 psf
Jun 2026The Tessarina · 421 m01-051,033 sqftS$2,400,000S$2,323 psf×1.000S$2,323 psf
Jun 2026Villa Azura01-051,496 sqftS$2,500,000S$1,671 psf×1.000S$1,671 psf
May 2026The Tessarina · 421 m01-051,518 sqftS$3,390,000S$2,234 psf×1.000S$2,234 psf
May 2026Dynasty Lodge · 884 m01-051,851 sqftS$3,038,000S$1,641 psf×1.000S$1,641 psf
May 2026Orchid Apartments · 695 m01-051,356 sqftS$2,450,000S$1,806 psf×1.000S$1,806 psf
Apr 2026The Tessarina · 421 m01-051,356 sqftS$3,050,000S$2,249 psf×1.000S$2,249 psf
Apr 2026The Tessarina · 421 m01-051,625 sqftS$3,400,000S$2,092 psf×1.000S$2,092 psf
Apr 2026The Tessarina · 421 m06-101,615 sqftS$4,118,000S$2,551 psf×1.000S$2,551 psf
Apr 2026The Sixth Avenue Residences · 489 m01-051,356 sqftS$3,200,000S$2,359 psf×1.000S$2,359 psf
Apr 2026Dynasty Garden · 988 m-1,044 sqftS$1,800,000S$1,724 psf×1.000S$1,724 psf
Apr 2026Sixth Avenue Ville · 348 m01-051,582 sqftS$3,220,000S$2,035 psf×1.000S$2,035 psf
Mar 2026The Tessarina · 421 m01-051,356 sqftS$3,120,000S$2,300 psf×1.018S$2,343 psf
Mar 2026Fifth Avenue Condominium · 374 m01-051,345 sqftS$3,000,000S$2,230 psf×1.018S$2,270 psf
Feb 2026Sixth Avenue Centre · 226 m01-051,206 sqftS$1,808,000S$1,500 psf×1.018S$1,527 psf
Feb 2026The Tessarina · 421 m01-051,701 sqftS$3,433,000S$2,019 psf×1.018S$2,055 psf
Feb 2026The Tessarina · 421 m06-101,033 sqftS$2,400,000S$2,323 psf×1.018S$2,365 psf
Feb 2026Fifth Avenue Condominium · 374 m01-051,345 sqftS$3,100,000S$2,304 psf×1.018S$2,346 psf
Dec 2025The Tessarina · 421 m06-101,335 sqftS$3,100,000S$2,323 psf×1.024S$2,379 psf
Dec 2025Sixth Avenue Ville · 348 m01-051,755 sqftS$3,508,000S$1,999 psf×1.024S$2,048 psf
Oct 2025The Tessarina · 421 m06-101,367 sqftS$3,000,000S$2,195 psf×1.024S$2,247 psf
Sept 2025The Sixth Avenue Residences · 489 m01-051,582 sqftS$3,528,888S$2,230 psf×0.988S$2,204 psf
Sept 2025Sixth Avenue Ville · 348 m01-051,550 sqftS$3,100,000S$2,000 psf×0.988S$1,977 psf
Aug 2025The Tessarina · 421 m01-051,335 sqftS$3,050,000S$2,285 psf×0.988S$2,259 psf
Aug 2025The Sixth Avenue Residences · 489 m01-051,582 sqftS$3,358,888S$2,123 psf×0.988S$2,098 psf
Aug 2025Second Avenue Junction · 751 m01-051,711 sqftS$2,780,000S$1,624 psf×0.988S$1,605 psf
Jul 2025Sixth Avenue Ville · 348 m01-051,238 sqftS$2,730,000S$2,205 psf×0.988S$2,180 psf
Jun 2025The Tessarina · 421 m01-051,615 sqftS$3,813,000S$2,362 psf×1.005S$2,373 psf
May 2025The Tessarina · 421 m06-101,335 sqftS$3,100,000S$2,323 psf×1.005S$2,334 psf
May 2025The Tessarina · 421 m01-051,033 sqftS$2,300,000S$2,226 psf×1.005S$2,237 psf
Apr 2025Royalgreen · 164 m01-051,066 sqftS$3,038,000S$2,851 psf×1.005S$2,865 psf
Apr 2025The Tessarina · 421 m06-101,367 sqftS$3,375,000S$2,469 psf×1.005S$2,481 psf
Mar 2025The Tessarina · 421 m06-101,033 sqftS$2,450,000S$2,371 psf×1.035S$2,455 psf
Mar 2025The Tessarina · 421 m01-051,324 sqftS$3,150,000S$2,379 psf×1.035S$2,463 psf
Mar 2025The Tessarina · 421 m06-101,324 sqftS$3,080,000S$2,326 psf×1.035S$2,408 psf
Feb 2025Royalgreen · 164 m01-051,044 sqftS$3,108,000S$2,977 psf×1.035S$3,082 psf
Feb 2025Sixth Avenue Ville · 348 m01-051,270 sqftS$2,880,000S$2,267 psf×1.035S$2,347 psf
Jan 2025The Tessarina · 421 m01-051,012 sqftS$2,280,000S$2,253 psf×1.035S$2,333 psf
Dec 2024The Tessarina · 421 m06-101,012 sqftS$2,400,000S$2,372 psf×1.043S$2,475 psf
Nov 2024The Sixth Avenue Residences · 489 m01-051,356 sqftS$2,950,000S$2,175 psf×1.043S$2,269 psf

How accurate is this estimate for Villa Azura?

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.

1.83% gross yield

S$58,800 of rent a year against the estimate above · 0.8 points below flats like it

Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 11 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 20262100-2200 sqft4Non-landed PropertiesS$6,800
Q3 20261700-1800 sqft4Non-landed PropertiesS$5,100
Q3 20261700-1800 sqft4Non-landed PropertiesS$5,100
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,000
Q3 20261900-2000 sqft3Non-landed PropertiesS$5,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,000
Q2 20261500-1600 sqft2Non-landed PropertiesS$4,350
Q1 20261900-2000 sqft4Non-landed PropertiesS$5,800

median of 11 URA rental contracts at Villa Azura within a quarter of 132.5 sqm, since 2025Q4.

Buying or selling at S$3,221,176?

Buying: Stamp duty on S$3,221,176 · Cash and CPF needed on S$3,221,176 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,221,176.

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

Primary schools near 3 Cherry Avenue

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
Villa Azura · 01-05 · Condominium
1,496 sqftS$2,500,000S$1,671 psf
Jun 2024
Villa Azura · 01-05 · Condominium
1,604 sqftS$2,730,000S$1,702 psf
Apr 2023
Villa Azura · 01-05 · Condominium
1,356 sqftS$1,950,000S$1,438 psf
Sept 2022
Villa Azura · 01-05 · Condominium
1,356 sqftS$2,180,000S$1,607 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.