homequant
cluster house (strata), sizes are strata area · 286623

Greenwood Mews

Project page · 103-year lease from 2011

Indicative value range
S$4,197,496 – S$4,439,322
Indicative mid S$4,329,352 · S$1,363 psf

Based on 15 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

103-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 2026Hillcrest Villa · 971 m-3,089 sqftS$4,399,999S$1,424 psf×1.000S$1,424 psf
Aug 2026Hillcrest Villa · 971 m-3,089 sqftS$4,300,000S$1,392 psf×1.000S$1,392 psf
Aug 2026Hillcrest Villa · 971 m-2,895 sqftS$4,180,000S$1,444 psf×1.000S$1,444 psf
Jul 2026Hillcrest Villa · 971 m-3,154 sqftS$4,300,000S$1,363 psf×1.000S$1,363 psf
Mar 2026Hillcrest Villa · 971 m-3,111 sqftS$4,270,000S$1,373 psf×1.018S$1,398 psf
Feb 2026Hillcrest Villa · 971 m-3,078 sqftS$4,000,000S$1,299 psf×1.018S$1,323 psf
Sept 2025Hillcrest Villa · 971 m-3,154 sqftS$4,280,000S$1,357 psf×0.988S$1,341 psf
Sept 2025Hillcrest Villa · 971 m-3,154 sqftS$4,210,000S$1,335 psf×0.988S$1,319 psf
Sept 2025Greenwood Mews01-053,315 sqftS$4,430,000S$1,336 psf×0.988S$1,321 psf
Aug 2025Hillcrest Villa · 971 m-3,089 sqftS$4,038,888S$1,307 psf×0.988S$1,292 psf
Jul 2025Hillcrest Villa · 971 m-3,100 sqftS$4,030,000S$1,300 psf×0.988S$1,285 psf
Mar 2025Hillcrest Villa · 971 m-3,154 sqftS$4,260,000S$1,351 psf×1.035S$1,398 psf
Feb 2025Greenwood Mews01-053,154 sqftS$4,300,000S$1,363 psf×1.035S$1,411 psf
Jan 2025Hillcrest Villa · 971 m-3,089 sqftS$4,100,000S$1,327 psf×1.035S$1,374 psf
Jan 2025Hillcrest Villa · 971 m-3,218 sqftS$4,200,000S$1,305 psf×1.035S$1,351 psf

How accurate is this estimate for Greenwood Mews?

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.

3.13% gross yield

S$135,600 of rent a year against the estimate above · 0.44 points above flats like it

Leases signed here within a quarter of this size run about S$11,300 a month, the middle of 38 of them.

Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few to measure on its own.

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—Terrace HouseS$12,000
Q3 20262500-3000 sqft—Terrace HouseS$11,900
Q3 20262500-3000 sqft—Terrace HouseS$11,900
Q3 20262500-3000 sqft—Terrace HouseS$11,800
Q3 20262500-3000 sqft—Terrace HouseS$11,500
Q3 20262500-3000 sqft—Terrace HouseS$11,300
Q3 20262500-3000 sqft—Terrace HouseS$11,300
Q3 20262500-3000 sqft—Terrace HouseS$11,200

median of 38 URA rental contracts at Greenwood Mews within a quarter of 295 sqm, since 2025Q4.

Buying or selling at S$4,329,352?

Buying: Stamp duty on S$4,329,352 · Cash and CPF needed on S$4,329,352 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,329,352.

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

Primary schools near 271 Greenwood 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
Sept 2025
Greenwood Mews · 01-05 · Strata Terrace · 84 years left
3,315 sqftS$4,430,000S$1,336 psf
Feb 2025
Greenwood Mews · 01-05 · Strata Terrace · 85 years left
3,154 sqftS$4,300,000S$1,363 psf
Jun 2023
Greenwood Mews · 01-05 · Strata Terrace · 87 years left
3,315 sqftS$5,312,088S$1,602 psf
Jul 2022
Greenwood Mews · 01-05 · Strata Terrace · 88 years left
3,175 sqftS$4,082,000S$1,286 psf
May 2022
Greenwood Mews · 01-05 · Strata Terrace · 88 years left
3,175 sqftS$4,067,000S$1,281 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.