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apartment · 329341

Neem Tree

Project page · Freehold

Indicative value range
S$883,168 – S$938,521
Indicative mid S$900,888 · S$1,781 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. 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
Aug 2026Neem Tree11-15420 sqftS$810,000S$1,930 psf×1.000S$1,930 psf
Jun 2026Neem Tree01-05624 sqftS$1,068,000S$1,711 psf×1.000S$1,711 psf
May 2026Neem Tree11-15506 sqftS$900,888S$1,781 psf×1.000S$1,781 psf

How accurate is this estimate for Neem Tree?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Neem Tree since.

Median error
4.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 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.

4.13% gross yield

S$37,200 of rent a year against the estimate above · 0.98 points above flats like it

Leases signed here within a quarter of this size run about S$3,100 a month, the middle of 37 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 2026700-800 sqft2Non-landed PropertiesS$4,600
Q3 2026700-800 sqft2Non-landed PropertiesS$4,600
Q3 2026700-800 sqft2Non-landed PropertiesS$4,300
Q3 2026700-800 sqft2Non-landed PropertiesS$4,100
Q3 2026600-700 sqft2Non-landed PropertiesS$3,900
Q3 2026600-700 sqft2Non-landed PropertiesS$3,900
Q3 2026600-700 sqft2Non-landed PropertiesS$3,600
Q3 2026600-700 sqft2Non-landed PropertiesS$3,600

median of 37 URA rental contracts at Neem Tree within a quarter of 47 sqm, since 2025Q4.

Buying or selling at S$900,888?

Buying: Stamp duty on S$900,888 · Cash and CPF needed on S$900,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$900,888.

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

Primary schools near 30 Jalan Kemaman

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 2026
Neem Tree · 11-15 · Apartment
420 sqftS$810,000S$1,930 psf
Jun 2026
Neem Tree · 01-05 · Apartment
624 sqftS$1,068,000S$1,711 psf
May 2026
Neem Tree · 11-15 · Apartment
506 sqftS$900,888S$1,781 psf
Apr 2026
Neem Tree · 01-05 · Apartment
452 sqftS$810,000S$1,792 psf
Oct 2025
Neem Tree · 16-20 · Apartment
624 sqftS$1,120,000S$1,794 psf
Mar 2025
Neem Tree · 06-10 · Apartment
818 sqftS$1,360,000S$1,662 psf
Feb 2025
Neem Tree · 11-15 · Apartment
624 sqftS$1,100,000S$1,762 psf
Nov 2024
Neem Tree · 11-15 · Apartment
624 sqftS$1,170,000S$1,874 psf
Nov 2024
Neem Tree · 11-15 · Apartment
420 sqftS$818,888S$1,951 psf
Aug 2024
Neem Tree · 16-20 · Apartment
420 sqftS$828,888S$1,975 psf
Jul 2024
Neem Tree · 11-15 · Apartment
506 sqftS$938,888S$1,856 psf
Jun 2024
Neem Tree · 01-05 · Apartment
506 sqftS$878,000S$1,736 psf
Apr 2024
Neem Tree · 06-10 · Apartment
506 sqftS$875,000S$1,730 psf
Apr 2024
Neem Tree · 06-10 · Apartment
420 sqftS$820,000S$1,953 psf
Dec 2023
Neem Tree · 01-05 · Apartment
710 sqftS$1,250,000S$1,760 psf
Nov 2023
Neem Tree · 01-05 · Apartment
710 sqftS$1,230,000S$1,731 psf
Oct 2023
Neem Tree · 01-05 · Apartment
420 sqftS$800,000S$1,906 psf
Jun 2023
Neem Tree · 11-15 · Apartment
624 sqftS$1,121,000S$1,796 psf
Jun 2023
Neem Tree · 11-15 · Apartment
818 sqftS$1,520,000S$1,858 psf
Jan 2023
Neem Tree · 11-15 · Apartment
710 sqftS$1,258,000S$1,771 psf
Oct 2022
Neem Tree · 11-15 · Apartment
452 sqftS$800,000S$1,770 psf
Jul 2022
Neem Tree · 11-15 · Apartment
420 sqftS$800,000S$1,906 psf
Jun 2022
Neem Tree · 06-10 · Apartment
452 sqftS$750,000S$1,659 psf
Apr 2022
Neem Tree · 01-05 · Apartment
420 sqftS$750,000S$1,787 psf
Jan 2022
Neem Tree · 06-10 · Apartment
710 sqftS$1,210,000S$1,703 psf
Dec 2021
Neem Tree · 06-10 · Apartment
624 sqftS$1,085,000S$1,738 psf
Nov 2021
Neem Tree · 06-10 · Apartment
818 sqftS$1,350,000S$1,650 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.