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condo · 298808

Kheam Hock Gardens

Project page · Freehold

Indicative value range
S$2,774,991 – S$2,993,312
Indicative mid S$2,892,512 · S$2,099 psf

Based on 40 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 2026The Park Vale · 989 m01-051,485 sqftS$2,868,000S$1,931 psf×1.000S$1,931 psf
Aug 2026Shelford Suites · 893 m01-051,270 sqftS$2,660,000S$2,094 psf×1.000S$2,094 psf
Aug 2026Shelford 23 · 915 m01-051,528 sqftS$2,960,000S$1,937 psf×1.000S$1,937 psf
Jun 2026Shelford 23 · 915 m01-051,755 sqftS$3,250,000S$1,852 psf×1.000S$1,852 psf
May 2026Trevose Park · 738 m01-051,238 sqftS$2,535,000S$2,048 psf×1.000S$2,048 psf
May 2026Trevose Park · 738 m01-051,679 sqftS$3,400,000S$2,025 psf×1.000S$2,025 psf
Apr 2026The Glyndebourne · 798 m01-051,055 sqftS$2,600,000S$2,465 psf×1.000S$2,465 psf
Apr 2026The Glyndebourne · 798 m01-051,475 sqftS$3,700,000S$2,509 psf×1.000S$2,509 psf
Apr 202621 Shelford · 918 m01-051,044 sqftS$2,200,000S$2,107 psf×1.000S$2,107 psf
Apr 2026Trevose Park · 738 m01-051,249 sqftS$2,588,000S$2,073 psf×1.000S$2,073 psf
Mar 2026The Glyndebourne · 798 m01-051,044 sqftS$2,358,888S$2,259 psf×1.018S$2,301 psf
Mar 2026Nineteen Shelford Road · 970 m01-051,561 sqftS$3,050,000S$1,954 psf×1.018S$1,990 psf
Mar 2026The Park Vale · 989 m01-051,410 sqftS$2,720,000S$1,929 psf×1.018S$1,964 psf
Feb 2026Adam Park Condominium · 853 m01-051,216 sqftS$2,600,000S$2,138 psf×1.018S$2,177 psf
Feb 2026D' Dalvey · 839 m01-051,313 sqftS$2,800,000S$2,132 psf×1.018S$2,171 psf
Jan 2026Shelford Suites · 893 m01-051,270 sqftS$2,700,000S$2,126 psf×1.018S$2,165 psf
Dec 2025Trevose Park · 738 m01-051,690 sqftS$3,520,000S$2,083 psf×1.024S$2,133 psf
Dec 2025Nineteen Shelford Road · 970 m01-051,561 sqftS$3,000,000S$1,922 psf×1.024S$1,968 psf
Dec 202528 Shelford · 963 m01-051,195 sqftS$2,480,000S$2,076 psf×1.024S$2,126 psf
Oct 2025The Glyndebourne · 798 m01-051,055 sqftS$2,525,000S$2,394 psf×1.024S$2,451 psf
Oct 2025Shelford Suites · 893 m01-051,270 sqftS$2,650,000S$2,086 psf×1.024S$2,137 psf
Oct 202528 Shelford · 963 m01-051,184 sqftS$2,400,000S$2,027 psf×1.024S$2,076 psf
Sept 2025Shelford Suites · 893 m01-051,442 sqftS$2,950,000S$2,045 psf×0.988S$2,021 psf
Sept 2025Trevose Park · 738 m01-051,679 sqftS$3,500,000S$2,084 psf×0.988S$2,060 psf
Sept 202518 Shelford · 857 m01-051,206 sqftS$2,550,000S$2,115 psf×0.988S$2,091 psf
Aug 2025Shelford Suites · 893 m01-051,270 sqftS$2,750,000S$2,165 psf×0.988S$2,140 psf
Aug 2025Shelford Suites · 893 m01-051,270 sqftS$2,700,000S$2,126 psf×0.988S$2,101 psf
Jul 2025Shelford Suites · 893 m01-051,270 sqftS$2,720,000S$2,142 psf×0.988S$2,117 psf
Jun 2025Shelford Suites · 893 m01-051,292 sqftS$2,680,000S$2,075 psf×1.005S$2,085 psf
Jun 2025Shelford Suites · 893 m01-051,604 sqftS$2,980,000S$1,858 psf×1.005S$1,867 psf
May 2025The Glyndebourne · 798 m01-051,475 sqftS$3,500,000S$2,373 psf×1.005S$2,385 psf
Apr 2025Trevose Park · 738 m01-051,701 sqftS$3,550,000S$2,087 psf×1.005S$2,098 psf
Apr 2025Trevose Park · 738 m01-051,679 sqftS$3,328,333S$1,982 psf×1.005S$1,992 psf
Mar 2025Signature At Lewis · 923 m06-10980 sqftS$2,180,000S$2,226 psf×1.035S$2,304 psf
Feb 2025The Glyndebourne · 798 m01-051,679 sqftS$3,700,000S$2,203 psf×1.035S$2,281 psf
Feb 2025Shelford Suites · 893 m01-051,227 sqftS$2,900,000S$2,363 psf×1.035S$2,447 psf
Feb 2025Trevose Park · 738 m01-051,367 sqftS$3,000,000S$2,195 psf×1.035S$2,272 psf
Jan 2025Shelford Suites · 893 m01-051,270 sqftS$2,650,000S$2,086 psf×1.035S$2,160 psf
Jan 202528 Shelford · 963 m01-051,195 sqftS$2,268,000S$1,898 psf×1.035S$1,965 psf
Nov 2024Shelford Suites · 893 m01-051,442 sqftS$2,700,000S$1,872 psf×1.043S$1,953 psf

How accurate is this estimate for Kheam Hock Gardens?

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.

2.07% gross yield

S$60,000 of rent a year against the estimate above · 0.56 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 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 20262400-2500 sqft3Non-landed PropertiesS$7,800
Q3 20261900-2000 sqft3Non-landed PropertiesS$6,000
Q2 20261700-1800 sqft3Non-landed PropertiesS$7,000
Q2 20261300-1400 sqft2Non-landed PropertiesS$5,000
Q1 20261300-1400 sqft2Non-landed PropertiesS$5,000
Q3 20251300-1400 sqft2Non-landed PropertiesS$4,800
Q3 20251300-1400 sqft2Non-landed PropertiesS$4,800
Q3 20251300-1400 sqft2Non-landed PropertiesS$4,200

median of 2 URA rental contracts at Kheam Hock Gardens within a quarter of 128 sqm, since 2025Q4.

Buying or selling at S$2,892,512?

Buying: Stamp duty on S$2,892,512 · Cash and CPF needed on S$2,892,512 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,892,512.

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

Primary schools near 38 Kheam Hock 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
Aug 2024
Kheam Hock Gardens · 01-05 · Condominium
1,378 sqftS$2,300,000S$1,669 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.