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condo · 288564

The Park Vale

Project page · 999-year lease from 1874

Indicative value range
S$3,022,399 – S$4,755,027
Indicative mid S$3,335,993 · S$2,304 psf

Based on 70 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 2026The Park Vale01-051,485 sqftS$2,868,000S$1,931 psf×1.000S$1,931 psf
Aug 2026Shelford Suites · 394 m01-051,270 sqftS$2,660,000S$2,094 psf×1.000S$2,094 psf
Aug 2026Shelford 23 · 250 m01-051,528 sqftS$2,960,000S$1,937 psf×1.000S$1,937 psf
Jul 2026The Tresor · 836 m01-051,485 sqftS$3,800,000S$2,558 psf×1.000S$2,558 psf
Jun 2026The Shelford · 490 m01-051,389 sqftS$3,760,000S$2,708 psf×1.000S$2,708 psf
Jun 2026The Shelford · 490 m01-051,227 sqftS$2,830,000S$2,306 psf×1.000S$2,306 psf
Jun 2026Shelford 23 · 250 m01-051,755 sqftS$3,250,000S$1,852 psf×1.000S$1,852 psf
May 2026Cluny Park Residence · 930 m01-051,216 sqftS$2,680,000S$2,203 psf×1.000S$2,203 psf
Apr 202621 Shelford · 297 m01-051,044 sqftS$2,200,000S$2,107 psf×1.000S$2,107 psf
Apr 2026Dunearn 386 · 618 m01-051,163 sqftS$2,950,000S$2,538 psf×1.000S$2,538 psf
Apr 2026Cluny Park Residence · 930 m01-051,507 sqftS$4,300,000S$2,853 psf×1.000S$2,853 psf
Mar 2026Nineteen Shelford Road · 425 m01-051,561 sqftS$3,050,000S$1,954 psf×1.018S$1,990 psf
Mar 2026The Park Vale01-051,410 sqftS$2,720,000S$1,929 psf×1.018S$1,964 psf
Mar 2026Watten House · 189 m01-051,539 sqftS$4,990,000S$3,242 psf×1.018S$3,301 psf
Mar 2026Watten House · 189 m01-051,539 sqftS$5,090,000S$3,307 psf×1.018S$3,367 psf
Feb 2026Watten House · 189 m01-051,539 sqftS$4,904,000S$3,186 psf×1.018S$3,244 psf
Feb 2026Cluny Park Residence · 930 m01-051,195 sqftS$2,700,000S$2,260 psf×1.018S$2,301 psf
Feb 2026Adam Park Condominium · 218 m01-051,216 sqftS$2,600,000S$2,138 psf×1.018S$2,177 psf
Jan 2026The Shelford · 490 m01-051,076 sqftS$2,680,000S$2,490 psf×1.018S$2,535 psf
Jan 2026The Shelford · 490 m01-051,851 sqftS$4,730,000S$2,555 psf×1.018S$2,602 psf
Jan 2026Shelford Suites · 394 m01-051,270 sqftS$2,700,000S$2,126 psf×1.018S$2,165 psf
Jan 2026Watten House · 189 m01-051,539 sqftS$4,985,000S$3,239 psf×1.018S$3,298 psf
Jan 2026Watten House · 189 m01-051,539 sqftS$5,011,000S$3,256 psf×1.018S$3,315 psf
Jan 2026Cluny Park Residence · 930 m01-051,216 sqftS$2,750,000S$2,261 psf×1.018S$2,302 psf
Jan 202618 Shelford · 326 m01-051,873 sqftS$3,838,000S$2,049 psf×1.018S$2,087 psf
Dec 2025Nineteen Shelford Road · 425 m01-051,561 sqftS$3,000,000S$1,922 psf×1.024S$1,968 psf
Dec 2025Watten House · 189 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Dec 202528 Shelford · 113 m01-051,195 sqftS$2,480,000S$2,076 psf×1.024S$2,126 psf
Nov 2025Watten House · 189 m01-051,539 sqftS$5,063,000S$3,289 psf×1.024S$3,369 psf
Nov 2025Watten House · 189 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Nov 2025Dunearn 386 · 618 m01-051,163 sqftS$2,828,000S$2,433 psf×1.024S$2,491 psf
Oct 2025The Shelford · 490 m01-051,442 sqftS$3,700,000S$2,565 psf×1.024S$2,627 psf
Oct 2025Shelford Suites · 394 m01-051,270 sqftS$2,650,000S$2,086 psf×1.024S$2,137 psf
Oct 2025Watten House · 189 m01-051,539 sqftS$5,011,000S$3,256 psf×1.024S$3,334 psf
Oct 2025Duchess Royale · 884 m01-051,238 sqftS$2,550,000S$2,060 psf×1.024S$2,110 psf
Oct 2025Shelford Regency · 379 m01-051,152 sqftS$2,650,000S$2,301 psf×1.024S$2,356 psf
Oct 202528 Shelford · 113 m01-051,184 sqftS$2,400,000S$2,027 psf×1.024S$2,076 psf
Sept 2025Shelford Suites · 394 m01-051,442 sqftS$2,950,000S$2,045 psf×0.988S$2,021 psf
Sept 202518 Shelford · 326 m01-051,206 sqftS$2,550,000S$2,115 psf×0.988S$2,091 psf
Aug 2025Shelford Suites · 394 m01-051,270 sqftS$2,750,000S$2,165 psf×0.988S$2,140 psf
Aug 2025Shelford Suites · 394 m01-051,270 sqftS$2,700,000S$2,126 psf×0.988S$2,101 psf
Aug 2025One Duchess · 678 m01-051,421 sqftS$2,920,000S$2,055 psf×0.988S$2,031 psf
Jul 2025Shelford Suites · 394 m01-051,270 sqftS$2,720,000S$2,142 psf×0.988S$2,117 psf
Jun 2025Watten Hill · 236 m-1,345 sqftS$2,550,000S$1,895 psf×1.005S$1,905 psf
Jun 2025Shelford Suites · 394 m01-051,292 sqftS$2,680,000S$2,075 psf×1.005S$2,085 psf
Jun 2025Shelford Suites · 394 m01-051,604 sqftS$2,980,000S$1,858 psf×1.005S$1,867 psf
Jun 2025The Tresor · 836 m01-051,399 sqftS$3,738,000S$2,671 psf×1.005S$2,685 psf
Jun 2025Watten House · 189 m01-051,539 sqftS$5,063,000S$3,289 psf×1.005S$3,306 psf
Jun 2025Shelford Regency · 379 m01-051,152 sqftS$2,530,000S$2,197 psf×1.005S$2,208 psf
Apr 2025Duchess Manor · 759 m01-051,119 sqftS$2,680,000S$2,394 psf×1.005S$2,406 psf
Apr 2025The Tresor · 836 m01-051,873 sqftS$4,753,800S$2,538 psf×1.005S$2,551 psf
Apr 2025Watten House · 189 m01-051,851 sqftS$6,268,000S$3,386 psf×1.005S$3,402 psf
Mar 2025Watten House · 189 m01-051,851 sqftS$6,213,000S$3,356 psf×1.035S$3,474 psf
Mar 2025Watten House · 189 m01-051,539 sqftS$5,053,000S$3,283 psf×1.035S$3,399 psf
Mar 2025Watten House · 189 m01-051,539 sqftS$5,063,000S$3,289 psf×1.035S$3,405 psf
Mar 2025Coronation Arcade · 754 m01-051,281 sqftS$1,908,000S$1,490 psf×1.035S$1,542 psf
Mar 2025Shelford Regency · 379 m01-051,367 sqftS$2,670,000S$1,953 psf×1.035S$2,022 psf
Feb 2025Shelford Suites · 394 m01-051,227 sqftS$2,900,000S$2,363 psf×1.035S$2,447 psf
Feb 2025The Tresor · 836 m01-051,421 sqftS$3,730,000S$2,625 psf×1.035S$2,718 psf
Feb 2025Watten House · 189 m01-051,539 sqftS$5,084,000S$3,303 psf×1.035S$3,419 psf
Feb 2025Watten House · 189 m01-051,539 sqftS$5,032,000S$3,269 psf×1.035S$3,384 psf
Jan 2025Shelford Suites · 394 m01-051,270 sqftS$2,650,000S$2,086 psf×1.035S$2,160 psf
Jan 202528 Shelford · 113 m01-051,195 sqftS$2,268,000S$1,898 psf×1.035S$1,965 psf
Dec 2024Watten House · 189 m01-051,851 sqftS$6,178,000S$3,337 psf×1.043S$3,481 psf
Dec 2024Dukes Residence · 946 m01-051,615 sqftS$3,188,000S$1,975 psf×1.043S$2,060 psf
Nov 2024Shelford Suites · 394 m01-051,442 sqftS$2,700,000S$1,872 psf×1.043S$1,953 psf
Nov 2024Watten House · 189 m01-051,539 sqftS$5,084,000S$3,303 psf×1.043S$3,446 psf
Nov 2024Watten House · 189 m01-051,539 sqftS$5,090,000S$3,307 psf×1.043S$3,450 psf
Nov 2024Cluny Park Residence · 930 m01-051,593 sqftS$4,680,000S$2,938 psf×1.043S$3,065 psf
Nov 2024Shelford Regency · 379 m01-051,281 sqftS$2,650,000S$2,069 psf×1.043S$2,158 psf

How accurate is this estimate for The Park Vale?

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

Median error
20.9%

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

2.32% gross yield

S$77,400 of rent a year against the estimate above · 0.31 points below flats like it

Leases signed here within a quarter of this size run about S$6,450 a month, the middle of 2 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 2026700-800 sqft2Non-landed PropertiesS$4,000
Q2 20261400-1500 sqft—Non-landed PropertiesS$7,000
Q4 20251200-1300 sqft—Non-landed PropertiesS$5,900
Q4 2025700-800 sqft2Non-landed PropertiesS$3,900
Q3 20251400-1500 sqft—Non-landed PropertiesS$7,200
Q2 20251100-1200 sqft—Non-landed PropertiesS$4,300
Q1 20251300-1400 sqft—Non-landed PropertiesS$6,200
Q4 20242000-2100 sqft4Non-landed PropertiesS$7,000

median of 2 URA rental contracts at The Park Vale within a quarter of 134.5 sqm, since 2025Q4.

Buying or selling at S$3,335,993?

Buying: Stamp duty on S$3,335,993 · Cash and CPF needed on S$3,335,993 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,335,993.

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

Primary schools near 4b Park Vale

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 2026
The Park Vale · 01-05 · Condominium
1,485 sqftS$2,868,000S$1,931 psf
Apr 2026
The Park Vale · 01-05 · Condominium
1,927 sqftS$3,500,000S$1,817 psf
Mar 2026
The Park Vale · 01-05 · Condominium
1,410 sqftS$2,720,000S$1,929 psf
Jul 2024
The Park Vale · 01-05 · Condominium
1,356 sqftS$2,450,000S$1,806 psf
Sept 2023
The Park Vale · 01-05 · Condominium
2,034 sqftS$3,500,000S$1,720 psf
Mar 2023
The Park Vale · 01-05 · Condominium
1,119 sqftS$2,000,000S$1,787 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.