Minbu Villa
Project page · Freehold
Based on 3 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
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Minbu Villa | 06-10 | 2,519 sqft | S$3,280,000 | S$1,302 psf | ×1.018 | S$1,326 psf |
| Apr 2025 | Minbu Villa | 06-10 | 2,519 sqft | S$3,100,000 | S$1,231 psf | ×1.005 | S$1,237 psf |
| Apr 2025 | Minbu Villa | 06-10 | 2,336 sqft | S$3,180,000 | S$1,361 psf | ×1.005 | S$1,368 psf |
How accurate is this estimate for Minbu Villa?
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.
2.38% gross yield
S$73,800 of rent a year against the estimate above · 0.25 points below flats like it
Leases signed here within a quarter of this size run about S$6,150 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q1 2026 | 2300-2400 sqft | 3 | Non-landed Properties | S$6,500 |
| Q4 2025 | 2500-2600 sqft | 4 | Non-landed Properties | S$5,800 |
| Q3 2025 | 2500-2600 sqft | 4 | Non-landed Properties | S$5,000 |
| Q2 2025 | 2500-2600 sqft | 4 | Non-landed Properties | S$5,100 |
median of 2 URA rental contracts at Minbu Villa within a quarter of 217 sqm, since 2025Q4.
Buying or selling at S$3,097,326?
Buying: Stamp duty on S$3,097,326 · Cash and CPF needed on S$3,097,326 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,097,326.
Each opens with this figure filled in; change anything there.
Primary schools near 56 Minbu 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
- CHIJ Primary (Toa Payoh) (girls) · 856 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 872 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Hong Wen School · 1,064 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kheng Cheng School · 1,185 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Pei Chun Public School · 1,437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,448 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Primary) (boys) · 1,457 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,746 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,768 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,854 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,856 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anglo-Chinese School (Junior) (boys) · 1,908 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Minbu Villa · 06-10 · Apartment | 2,519 sqft | S$3,280,000 | S$1,302 psf |
| Apr 2025 | Minbu Villa · 06-10 · Apartment | 2,336 sqft | S$3,180,000 | S$1,361 psf |
| Apr 2025 | Minbu Villa · 06-10 · Apartment | 2,519 sqft | S$3,100,000 | S$1,231 psf |
| Jun 2022 | Minbu Villa · 06-10 · Apartment | 2,336 sqft | S$2,850,000 | S$1,220 psf |
Showing 4 of 5.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Minbu Villa · 2300-2400 sqft · 3 bed · Non-landed Properties | S$6,500 | S$2.77 psf |
| Q4 2025 | Minbu Villa · 2500-2600 sqft · 4 bed · Non-landed Properties | S$5,800 | S$2.27 psf |
| Q3 2025 | Minbu Villa · 2500-2600 sqft · 4 bed · Non-landed Properties | S$5,000 | S$1.96 psf |
| Q2 2025 | Minbu Villa · 2500-2600 sqft · 4 bed · Non-landed Properties | S$5,100 | S$2.00 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.