Gentle Reflections
Project page · Freehold
Only 3 comparable sales found after widening to projects within 2 km, last 24 months. At least 5 are needed for an indicative range. The sales that exist are listed below.
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 2025 | Landed, Chancery Hill Walk · 425 m | - | 2,863 sqft | S$4,200,000 | S$1,467 psf | ×1.035 | S$1,519 psf |
| Feb 2025 | Whitley Villas · 823 m | - | 2,917 sqft | S$3,600,000 | S$1,234 psf | ×1.035 | S$1,278 psf |
| Jan 2025 | Whitley Villas · 823 m | - | 2,895 sqft | S$3,700,000 | S$1,278 psf | ×1.035 | S$1,323 psf |
How accurate is this estimate for Gentle Reflections?
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.
Leases signed here within a quarter of this size run about S$10,000 a month, the middle of 1 of them.
In the core central region, freehold houses yield 1.88%, from 188 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 |
|---|---|---|---|---|
| Q3 2026 | 4000-4500 sqft | — | Terrace House | S$10,000 |
| Q2 2025 | 4000-4500 sqft | — | Terrace House | S$10,900 |
median of 1 URA rental contracts at Gentle Reflections within a quarter of 304 sqm, since 2025Q4.
Buying or selling here?
Buying: Stamp duty · Cash and CPF needed · How much can I borrow · Monthly repayment · Property tax on this rent.
Selling: Net proceeds from selling.
Primary schools near 41a Gentle 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
- Anglo-Chinese School (Primary) (boys) · 274 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 747 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Anglo-Chinese School (Junior) (boys) · 1,059 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Singapore Chinese Girls' Primary School (girls) · 1,095 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- CHIJ Primary (Toa Payoh) (girls) · 1,445 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,470 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 1,797 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2023 | Gentle Reflections · Strata Terrace | 3,272 sqft | S$3,750,000 | S$1,146 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Gentle Reflections · 4000-4500 sqft · Terrace House | S$10,000 | S$2.35 psf |
| Q2 2025 | Gentle Reflections · 4000-4500 sqft · Terrace House | S$10,900 | S$2.56 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.