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apartment · 328842

Victory Heights

Project page · Freehold

Indicative value range
S$1,709,777 – S$1,942,111
Indicative mid S$1,845,670 · S$1,649 psf

Based on 150 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
Oct 2026Cityscape @Farrer Park · 720 m21-251,163 sqftS$1,818,180S$1,564 psf×1.000S$1,564 psf
Oct 2026The Marque @ Irrawaddy · 753 m11-151,033 sqftS$1,785,000S$1,727 psf×1.000S$1,727 psf
Sept 2026Ava Towers · 260 m06-101,173 sqftS$1,880,000S$1,602 psf×1.000S$1,602 psf
Sept 2026Shaw Plaza - Twin Heights · 152 m06-101,421 sqftS$2,640,000S$1,858 psf×1.000S$1,858 psf
Sept 2026The Viridian · 208 m16-20883 sqftS$1,450,000S$1,643 psf×1.000S$1,643 psf
Sept 2026Chelsea Grove · 174 m01-05958 sqftS$1,480,000S$1,545 psf×1.000S$1,545 psf
Sept 2026Calarasi · 208 m11-151,206 sqftS$1,850,000S$1,535 psf×1.000S$1,535 psf
Aug 2026D'Lotus · 214 m06-101,066 sqftS$1,735,000S$1,628 psf×1.000S$1,628 psf
Aug 2026Birchwood Mansions · 260 m01-051,259 sqftS$1,640,000S$1,302 psf×1.000S$1,302 psf
Aug 2026The Centrio · 726 m01-051,206 sqftS$2,088,000S$1,732 psf×1.000S$1,732 psf
Aug 2026Nova 88 · 350 m11-151,249 sqftS$2,160,000S$1,730 psf×1.000S$1,730 psf
Jul 2026Cityscape @Farrer Park · 720 m26-30969 sqftS$1,638,000S$1,691 psf×1.000S$1,691 psf
Jul 2026The Viridian · 208 m11-15893 sqftS$1,538,888S$1,723 psf×1.000S$1,723 psf
Jul 2026Forte Suites · 736 m21-251,141 sqftS$2,000,000S$1,753 psf×1.000S$1,753 psf
Jul 2026De Royale · 579 m06-101,259 sqftS$2,420,000S$1,922 psf×1.000S$1,922 psf
Jul 2026De Royale · 579 m26-301,259 sqftS$2,500,000S$1,985 psf×1.000S$1,985 psf
Jul 2026D'Mira · 461 m11-15969 sqftS$1,560,000S$1,610 psf×1.000S$1,610 psf
Jul 2026Regal Court · 40 m06-10915 sqftS$1,241,888S$1,357 psf×1.000S$1,357 psf
Jun 2026Ritz Mansions · 59 m06-101,302 sqftS$2,000,000S$1,536 psf×1.000S$1,536 psf
Jun 2026Verticus · 305 m21-25936 sqftS$2,280,000S$2,435 psf×1.000S$2,435 psf
May 2026Cityscape @Farrer Park · 720 m21-251,076 sqftS$1,810,000S$1,682 psf×1.000S$1,682 psf
May 2026Pristine Heights · 835 m11-151,356 sqftS$2,280,000S$1,681 psf×1.000S$1,681 psf
May 2026Shaw Plaza - Twin Heights · 152 m11-151,421 sqftS$2,520,000S$1,774 psf×1.000S$1,774 psf
May 2026Bliss Loft · 137 m11-151,399 sqftS$1,398,000S$999 psf×1.000S$999 psf
May 2026Iresidences · 782 m21-251,066 sqftS$1,900,000S$1,783 psf×1.000S$1,783 psf
May 2026Iresidences · 782 m21-251,313 sqftS$2,575,000S$1,961 psf×1.000S$1,961 psf
Apr 2026Domus · 802 m06-101,367 sqftS$2,480,000S$1,814 psf×1.000S$1,814 psf
Apr 2026Ritz Mansions · 59 m06-101,281 sqftS$1,880,000S$1,468 psf×1.000S$1,468 psf
Apr 2026The Mezzo · 433 m11-15840 sqftS$1,468,000S$1,748 psf×1.000S$1,748 psf
Apr 2026Cityscape @Farrer Park · 720 m11-151,163 sqftS$1,968,000S$1,693 psf×1.000S$1,693 psf
Apr 2026Cityscape @Farrer Park · 720 m16-20990 sqftS$1,660,000S$1,676 psf×1.000S$1,676 psf
Apr 2026Shaw Plaza - Twin Heights · 152 m01-051,238 sqftS$1,978,000S$1,598 psf×1.000S$1,598 psf
Apr 2026Rangoon View · 734 m01-051,335 sqftS$1,700,000S$1,274 psf×1.000S$1,274 psf
Apr 2026Bliss Loft · 137 m06-10807 sqftS$1,140,000S$1,412 psf×1.000S$1,412 psf
Apr 2026Cradels · 148 m21-251,033 sqftS$1,439,000S$1,393 psf×1.000S$1,393 psf
Mar 2026Cityscape @Farrer Park · 720 m26-30990 sqftS$1,673,000S$1,689 psf×0.988S$1,669 psf
Mar 2026Cityscape @Farrer Park · 720 m26-301,119 sqftS$1,820,000S$1,626 psf×0.988S$1,607 psf
Mar 2026D'Lotus · 214 m06-10807 sqftS$1,365,000S$1,691 psf×0.988S$1,671 psf
Mar 2026Casa Fortuna · 653 m06-101,044 sqftS$1,623,000S$1,554 psf×0.988S$1,536 psf
Feb 2026Domus · 802 m16-201,367 sqftS$2,650,000S$1,939 psf×0.988S$1,916 psf
Feb 2026Cityscape @Farrer Park · 720 m26-30990 sqftS$1,670,000S$1,686 psf×0.988S$1,667 psf
Feb 2026Balestier Point · 203 m06-101,270 sqftS$1,680,000S$1,323 psf×0.988S$1,307 psf
Feb 2026De Royale · 579 m31-351,281 sqftS$2,438,888S$1,904 psf×0.988S$1,882 psf
Feb 2026Calarasi · 208 m11-151,227 sqftS$1,828,000S$1,490 psf×0.988S$1,472 psf
Feb 2026Casa Fortuna · 653 m06-10926 sqftS$1,500,000S$1,620 psf×0.988S$1,601 psf
Jan 2026The Mezzo · 433 m16-20840 sqftS$1,420,000S$1,691 psf×0.988S$1,671 psf
Jan 2026Cityscape @Farrer Park · 720 m26-301,249 sqftS$2,228,000S$1,784 psf×0.988S$1,763 psf
Jan 2026Cityscape @Farrer Park · 720 m26-301,345 sqftS$2,300,000S$1,709 psf×0.988S$1,689 psf
Jan 2026Rocca Balestier · 347 m11-151,152 sqftS$1,700,000S$1,476 psf×0.988S$1,459 psf
Jan 2026Papillon · 466 m06-10936 sqftS$1,395,000S$1,490 psf×0.988S$1,472 psf
Jan 2026Nova 88 · 350 m06-10915 sqftS$1,540,000S$1,683 psf×0.988S$1,663 psf
Jan 2026Regal Court · 40 m01-05958 sqftS$1,250,000S$1,305 psf×0.988S$1,289 psf
Dec 2025Ava Towers · 260 m01-051,173 sqftS$1,820,000S$1,551 psf×0.996S$1,545 psf
Dec 2025The Mezzo · 433 m21-25840 sqftS$1,540,000S$1,834 psf×0.996S$1,827 psf
Dec 2025Cityscape @Farrer Park · 720 m26-301,249 sqftS$2,230,000S$1,786 psf×0.996S$1,779 psf
Dec 2025Cityscape @Farrer Park · 720 m26-301,345 sqftS$2,310,000S$1,717 psf×0.996S$1,710 psf
Dec 2025De Royale · 579 m26-301,259 sqftS$2,490,000S$1,977 psf×0.996S$1,969 psf
Nov 2025Ava Towers · 260 m16-201,281 sqftS$1,980,000S$1,546 psf×0.996S$1,540 psf
Nov 2025Summer Green · 429 m06-101,292 sqftS$1,838,800S$1,424 psf×0.996S$1,418 psf
Nov 2025D'Lotus · 214 m06-10807 sqftS$1,340,000S$1,660 psf×0.996S$1,653 psf
Nov 2025De Royale · 579 m06-101,259 sqftS$2,388,888S$1,897 psf×0.996S$1,889 psf
Nov 2025Calarasi · 208 m06-101,130 sqftS$1,725,000S$1,526 psf×0.996S$1,520 psf
Oct 2025Cityscape @Farrer Park · 720 m21-251,249 sqftS$2,300,000S$1,842 psf×0.996S$1,835 psf
Oct 2025The Viridian · 208 m11-15893 sqftS$1,510,000S$1,690 psf×0.996S$1,683 psf
Oct 2025Balestier Point · 203 m11-151,130 sqftS$1,520,000S$1,345 psf×0.996S$1,340 psf
Oct 2025Nova 48 · 394 m01-05861 sqftS$1,490,000S$1,730 psf×0.996S$1,723 psf
Oct 2025Parc Haven · 243 m06-101,012 sqftS$1,550,000S$1,532 psf×0.996S$1,526 psf
Oct 2025Casa Irrawaddy · 729 m06-10893 sqftS$1,580,000S$1,769 psf×0.996S$1,762 psf
Sept 2025Cityscape @Farrer Park · 720 m26-301,076 sqftS$1,810,000S$1,682 psf×1.003S$1,687 psf
Sept 2025Cityscape @Farrer Park · 720 m21-251,249 sqftS$2,225,000S$1,782 psf×1.003S$1,788 psf
Sept 2025Summer Green · 429 m06-101,292 sqftS$1,800,000S$1,394 psf×1.003S$1,398 psf
Sept 2025D'Lotus · 214 m11-151,066 sqftS$1,750,000S$1,642 psf×1.003S$1,647 psf
Sept 2025Shaw Plaza - Twin Heights · 152 m11-151,421 sqftS$2,520,000S$1,774 psf×1.003S$1,779 psf
Sept 2025Papillon · 466 m11-151,227 sqftS$1,856,000S$1,513 psf×1.003S$1,517 psf
Sept 2025Iresidences · 782 m21-251,345 sqftS$2,650,000S$1,970 psf×1.003S$1,976 psf
Sept 2025Nova 48 · 394 m06-101,152 sqftS$2,080,000S$1,806 psf×1.003S$1,812 psf
Sept 2025The Marque @ Irrawaddy · 753 m11-151,033 sqftS$1,690,000S$1,635 psf×1.003S$1,641 psf
Aug 2025Domus · 802 m11-151,001 sqftS$1,660,000S$1,658 psf×1.003S$1,663 psf
Aug 2025Domus · 802 m11-151,367 sqftS$2,650,000S$1,939 psf×1.003S$1,945 psf
Aug 2025D'Lotus · 214 m11-151,066 sqftS$1,750,000S$1,642 psf×1.003S$1,647 psf
Aug 2025Clydes Residence · 807 m11-151,119 sqftS$1,850,000S$1,653 psf×1.003S$1,658 psf
Aug 2025Scenic Heights · 314 m01-051,378 sqftS$2,200,000S$1,597 psf×1.003S$1,602 psf
Aug 2025De Royale · 579 m01-051,259 sqftS$2,340,000S$1,858 psf×1.003S$1,864 psf
Aug 2025De Royale · 579 m01-051,055 sqftS$1,830,000S$1,735 psf×1.003S$1,740 psf
Jul 2025Ava Towers · 260 m16-201,227 sqftS$1,930,000S$1,573 psf×1.003S$1,578 psf
Jul 2025Domus · 802 m21-251,367 sqftS$2,730,000S$1,997 psf×1.003S$2,003 psf
Jul 2025Cityscape @Farrer Park · 720 m16-201,119 sqftS$1,740,000S$1,554 psf×1.003S$1,559 psf
Jul 2025Cityscape @Farrer Park · 720 m26-301,378 sqftS$2,308,000S$1,675 psf×1.003S$1,680 psf
Jul 2025Cityscape @Farrer Park · 720 m21-251,076 sqftS$1,808,000S$1,680 psf×1.003S$1,685 psf
Jul 2025Cityscape @Farrer Park · 720 m26-301,119 sqftS$1,860,000S$1,662 psf×1.003S$1,667 psf
Jul 2025D'Lotus · 214 m11-15807 sqftS$1,250,000S$1,548 psf×1.003S$1,553 psf
Jul 2025Shaw Plaza - Twin Heights · 152 m16-201,421 sqftS$2,408,000S$1,695 psf×1.003S$1,700 psf
Jul 2025Shaw Plaza - Twin Heights · 152 m11-151,421 sqftS$2,350,000S$1,654 psf×1.003S$1,659 psf
Jul 2025De Paradiso · 223 m06-101,130 sqftS$1,800,888S$1,593 psf×1.003S$1,598 psf
Jul 2025Scenic Heights · 314 m06-10915 sqftS$1,575,000S$1,721 psf×1.003S$1,727 psf
Jul 2025The Viridian · 208 m16-20893 sqftS$1,550,000S$1,735 psf×1.003S$1,740 psf
Jun 2025Ritz Mansions · 59 m06-101,302 sqftS$1,920,888S$1,475 psf×1.006S$1,484 psf
Jun 2025Cityscape @Farrer Park · 720 m11-151,345 sqftS$2,330,888S$1,732 psf×1.006S$1,743 psf
Jun 2025The Verve · 618 m06-10818 sqftS$1,290,000S$1,577 psf×1.006S$1,587 psf
Jun 2025The Viridian · 208 m06-10893 sqftS$1,468,000S$1,643 psf×1.006S$1,653 psf
Jun 2025De Royale · 579 m31-351,281 sqftS$2,500,000S$1,952 psf×1.006S$1,964 psf
May 2025Ava Towers · 260 m16-201,173 sqftS$1,860,000S$1,585 psf×1.006S$1,595 psf
May 2025Cityscape @Farrer Park · 720 m11-151,163 sqftS$1,900,000S$1,634 psf×1.006S$1,645 psf
May 2025Rangoon View · 734 m01-051,335 sqftS$1,585,000S$1,188 psf×1.006S$1,195 psf
May 2025Oxford Suites · 987 m11-15893 sqftS$1,550,000S$1,735 psf×1.006S$1,746 psf
Apr 2025Ava Towers · 260 m11-151,281 sqftS$1,960,000S$1,530 psf×1.006S$1,540 psf
Apr 2025Ava Towers · 260 m11-151,281 sqftS$1,950,000S$1,522 psf×1.006S$1,532 psf
Apr 2025Ritz Mansions · 59 m01-051,302 sqftS$1,880,000S$1,443 psf×1.006S$1,452 psf
Apr 2025The Mezzo · 433 m21-25840 sqftS$1,500,000S$1,787 psf×1.006S$1,798 psf
Apr 2025Cityscape @Farrer Park · 720 m21-251,378 sqftS$2,350,000S$1,706 psf×1.006S$1,716 psf
Apr 2025Chelsea Grove · 174 m01-05980 sqftS$1,454,000S$1,484 psf×1.006S$1,494 psf
Apr 2025Casa Fortuna · 653 m01-051,044 sqftS$1,608,000S$1,540 psf×1.006S$1,550 psf
Apr 2025Casa Fortuna · 653 m06-10926 sqftS$1,450,000S$1,566 psf×1.006S$1,576 psf
Apr 2025Parc Haven · 243 m01-051,313 sqftS$1,848,000S$1,407 psf×1.006S$1,416 psf
Apr 2025Regal Court · 40 m01-05915 sqftS$1,270,000S$1,388 psf×1.006S$1,397 psf
Mar 2025Ava Towers · 260 m16-201,281 sqftS$1,920,000S$1,499 psf×0.995S$1,492 psf
Mar 2025Prestige Heights · 104 m11-15861 sqftS$1,440,000S$1,672 psf×0.995S$1,664 psf
Mar 2025The Mezzo · 433 m16-20840 sqftS$1,388,888S$1,654 psf×0.995S$1,646 psf
Mar 2025Cityscape @Farrer Park · 720 m16-201,163 sqftS$1,843,000S$1,585 psf×0.995S$1,578 psf
Mar 2025Clydes Residence · 807 m11-151,119 sqftS$1,820,000S$1,626 psf×0.995S$1,618 psf
Mar 2025The Verve · 618 m16-201,012 sqftS$1,260,000S$1,245 psf×0.995S$1,239 psf
Mar 2025Neem Tree · 348 m06-10818 sqftS$1,360,000S$1,662 psf×0.995S$1,654 psf
Mar 2025Calarasi · 208 m11-151,184 sqftS$1,750,000S$1,478 psf×0.995S$1,471 psf
Feb 2025De Royale · 579 m26-301,259 sqftS$2,310,000S$1,834 psf×0.995S$1,825 psf
Feb 2025De Royale · 579 m31-351,281 sqftS$2,560,000S$1,999 psf×0.995S$1,989 psf
Feb 2025Casa Fortuna · 653 m11-151,076 sqftS$1,680,000S$1,561 psf×0.995S$1,553 psf
Feb 2025Pinnacle 16 · 709 m16-201,259 sqftS$2,320,000S$1,842 psf×0.995S$1,833 psf
Feb 2025Regal Court · 40 m01-05915 sqftS$1,288,000S$1,408 psf×0.995S$1,401 psf
Feb 2025Casa Irrawaddy · 729 m06-101,119 sqftS$1,885,000S$1,684 psf×0.995S$1,676 psf
Jan 2025Victory Heights06-101,109 sqftS$1,368,000S$1,234 psf×0.995S$1,228 psf
Jan 2025Birchwood Mansions · 260 m06-101,259 sqftS$1,638,000S$1,301 psf×0.995S$1,294 psf
Jan 2025Iresidences · 782 m06-101,066 sqftS$1,800,000S$1,689 psf×0.995S$1,681 psf
Jan 2025Nova 88 · 350 m01-051,249 sqftS$2,050,000S$1,642 psf×0.995S$1,634 psf
Dec 2024Ava Towers · 260 m06-101,281 sqftS$1,788,000S$1,396 psf×1.012S$1,413 psf
Dec 2024Kim Keat House · 190 m01-051,098 sqftS$1,250,000S$1,139 psf×1.012S$1,152 psf
Dec 2024Pristine Heights · 835 m06-101,076 sqftS$1,755,000S$1,630 psf×1.012S$1,650 psf
Dec 2024Ampas Apartments · 261 m01-051,259 sqftS$1,742,800S$1,384 psf×1.012S$1,401 psf
Dec 2024Balestier Regency · 136 m01-051,453 sqftS$2,020,000S$1,390 psf×1.012S$1,407 psf
Dec 2024Casa Fortuna · 653 m01-051,044 sqftS$1,600,000S$1,532 psf×1.012S$1,551 psf
Dec 2024Nova 88 · 350 m01-05915 sqftS$1,410,000S$1,541 psf×1.012S$1,560 psf
Dec 2024Pinnacle 16 · 709 m06-10926 sqftS$1,638,000S$1,769 psf×1.012S$1,791 psf
Nov 2024Ava Towers · 260 m11-151,173 sqftS$1,915,000S$1,632 psf×1.012S$1,652 psf
Nov 2024Kim Keat House · 190 m01-051,087 sqftS$1,180,000S$1,085 psf×1.012S$1,099 psf
Nov 2024Rangoon Apartments · 783 m01-051,270 sqftS$1,750,000S$1,378 psf×1.012S$1,394 psf
Nov 2024The Centrio · 726 m06-10980 sqftS$1,680,000S$1,715 psf×1.012S$1,736 psf
Nov 2024Bliss Loft · 137 m01-05829 sqftS$1,060,000S$1,279 psf×1.012S$1,294 psf
Nov 2024Casa Fortuna · 653 m06-101,044 sqftS$1,610,000S$1,542 psf×1.012S$1,561 psf
Nov 2024Nova 88 · 350 m06-10915 sqftS$1,500,000S$1,639 psf×1.012S$1,659 psf
Nov 2024Regal Court · 40 m06-101,173 sqftS$1,580,000S$1,347 psf×1.012S$1,363 psf
Nov 2024The Marque @ Irrawaddy · 753 m06-10861 sqftS$1,500,000S$1,742 psf×1.012S$1,763 psf

How accurate is this estimate for Victory Heights?

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.

2.86% gross yield

S$52,800 of rent a year against the estimate above · 0.29 points below flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 3 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 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 20261100-1200 sqft3Non-landed PropertiesS$5,200
Q1 20261100-1200 sqft3Non-landed PropertiesS$4,400
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,000
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,800
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,000
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,000

median of 3 URA rental contracts at Victory Heights within a quarter of 104 sqm, since 2025Q4.

Buying or selling at S$1,845,670?

Buying: Stamp duty on S$1,845,670 · Cash and CPF needed on S$1,845,670 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,845,670.

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

Primary schools near 13 Kim Keat 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
Jan 2025
Victory Heights · 06-10 · Apartment
1,109 sqftS$1,368,000S$1,234 psf
Jul 2024
Victory Heights · 11-15 · Apartment
1,119 sqftS$1,488,888S$1,330 psf
Aug 2023
Victory Heights · 16-20 · Apartment
1,109 sqftS$1,150,000S$1,037 psf
Aug 2023
Victory Heights · 16-20 · Apartment
1,119 sqftS$1,420,000S$1,268 psf
Nov 2021
Victory Heights · 06-10 · Apartment
1,119 sqftS$1,128,000S$1,008 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.