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apartment · 358265

D' Almira

Project page · Freehold

Indicative value range
S$1,734,971 – S$1,975,041
Indicative mid S$1,889,294 · S$1,664 psf

Based on 50 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 Yardley · 543 m11-151,421 sqftS$2,770,000S$1,950 psf×1.000S$1,950 psf
Aug 2026E Maison · 109 m01-05936 sqftS$1,579,900S$1,687 psf×1.000S$1,687 psf
Aug 2026R Maison · 264 m01-05936 sqftS$1,408,888S$1,504 psf×1.000S$1,504 psf
Aug 2026Vibes@Upper Serangoon · 371 m01-05861 sqftS$1,000,000S$1,161 psf×1.000S$1,161 psf
Jul 2026E Maison · 109 m01-05936 sqftS$1,560,000S$1,666 psf×1.000S$1,666 psf
Jul 2026R Maison · 264 m01-05936 sqftS$1,428,888S$1,526 psf×1.000S$1,526 psf
Jul 2026The Acacias · 61 m01-051,249 sqftS$2,150,000S$1,722 psf×1.000S$1,722 psf
Jul 2026Sunshine Grove · 693 m01-051,001 sqftS$1,338,800S$1,337 psf×1.000S$1,337 psf
Jun 2026The Acacias · 61 m01-051,216 sqftS$2,125,000S$1,747 psf×1.000S$1,747 psf
Jun 2026The Sunshine · 481 m06-101,238 sqftS$2,240,000S$1,810 psf×1.000S$1,810 psf
May 2026E Maison · 109 m01-05969 sqftS$1,590,000S$1,641 psf×1.000S$1,641 psf
May 2026The Yardley · 543 m06-101,281 sqftS$2,450,000S$1,913 psf×1.000S$1,913 psf
Apr 2026D' Almira01-051,098 sqftS$1,735,000S$1,580 psf×1.000S$1,580 psf
Apr 2026Vibes@Upper Serangoon · 371 m01-05850 sqftS$1,048,000S$1,232 psf×1.000S$1,232 psf
Apr 2026Golden Heights · 590 m11-151,238 sqftS$2,130,000S$1,721 psf×1.000S$1,721 psf
Apr 2026Gambir Ridge · 884 m01-05915 sqftS$1,570,000S$1,716 psf×1.000S$1,716 psf
Mar 2026Amaranda Gardens · 579 m06-101,259 sqftS$2,830,000S$2,247 psf×0.999S$2,245 psf
Mar 2026Eden Crest · 465 m01-05969 sqftS$1,400,000S$1,445 psf×0.999S$1,444 psf
Feb 2026The Yardley · 543 m06-101,270 sqftS$2,680,000S$2,110 psf×0.999S$2,108 psf
Jan 2026E Maison · 109 m01-05936 sqftS$1,530,000S$1,634 psf×0.999S$1,632 psf
Dec 2025E Maison · 109 m01-05936 sqftS$1,520,000S$1,623 psf×1.021S$1,657 psf
Dec 2025D' Almira01-051,173 sqftS$1,850,000S$1,577 psf×1.021S$1,609 psf
Dec 2025Presto@Upper Serangoon · 422 m01-05840 sqftS$1,220,000S$1,453 psf×1.021S$1,483 psf
Oct 2025The Acacias · 61 m01-051,216 sqftS$1,980,000S$1,628 psf×1.021S$1,662 psf
Oct 2025The Acacias · 61 m01-051,313 sqftS$2,080,000S$1,584 psf×1.021S$1,617 psf
Oct 2025Gambir Ridge · 884 m01-051,216 sqftS$2,028,888S$1,668 psf×1.021S$1,703 psf
Sept 2025Golden Heights · 590 m11-151,184 sqftS$2,080,000S$1,757 psf×1.031S$1,811 psf
Sept 2025Presto@Upper Serangoon · 422 m01-05915 sqftS$1,128,000S$1,233 psf×1.031S$1,271 psf
Aug 2025The Acacias · 61 m01-05980 sqftS$1,470,000S$1,501 psf×1.031S$1,547 psf
Jul 2025The Acacias · 61 m01-051,378 sqftS$2,050,000S$1,488 psf×1.031S$1,534 psf
Jul 2025The Acacias · 61 m01-051,001 sqftS$1,524,800S$1,523 psf×1.031S$1,570 psf
Jul 2025Amaranda Gardens · 579 m06-101,163 sqftS$2,610,000S$2,245 psf×1.031S$2,314 psf
Jul 2025Amaranda Gardens · 579 m11-151,464 sqftS$3,216,800S$2,197 psf×1.031S$2,265 psf
Jul 2025The Quinn · 596 m01-05829 sqftS$1,388,000S$1,675 psf×1.031S$1,726 psf
Jun 2025Clydeswood · 184 m01-051,152 sqftS$1,880,000S$1,632 psf×1.039S$1,696 psf
May 2025E Maison · 109 m01-05936 sqftS$1,550,000S$1,655 psf×1.039S$1,720 psf
Apr 20258 Eden Grove · 491 m01-051,119 sqftS$1,560,000S$1,394 psf×1.039S$1,448 psf
Apr 2025Amaranda Gardens · 579 m11-151,464 sqftS$3,150,000S$2,152 psf×1.039S$2,236 psf
Apr 2025Gambir Ridge · 884 m01-05883 sqftS$1,260,000S$1,428 psf×1.039S$1,483 psf
Apr 2025The Quinn · 596 m01-051,055 sqftS$1,770,000S$1,678 psf×1.039S$1,744 psf
Mar 2025Sommerville Loft · 238 m01-051,163 sqftS$1,800,000S$1,548 psf×1.050S$1,626 psf
Mar 2025Gambir Ridge · 884 m01-05915 sqftS$1,480,000S$1,618 psf×1.050S$1,699 psf
Feb 2025Daisy Suites · 110 m01-05861 sqftS$1,230,000S$1,428 psf×1.050S$1,500 psf
Feb 2025The Sunshine · 481 m01-051,227 sqftS$1,950,000S$1,589 psf×1.050S$1,669 psf
Jan 2025E Maison · 109 m01-05904 sqftS$1,558,888S$1,724 psf×1.050S$1,811 psf
Jan 2025E Maison · 109 m01-05936 sqftS$1,520,000S$1,623 psf×1.050S$1,705 psf
Jan 2025E Maison · 109 m01-05936 sqftS$1,558,888S$1,665 psf×1.050S$1,749 psf
Jan 2025The Acacias · 61 m01-051,313 sqftS$2,000,000S$1,523 psf×1.050S$1,600 psf
Jan 2025Daisy Lodge · 50 m01-051,195 sqftS$1,600,000S$1,339 psf×1.050S$1,407 psf
Nov 20248 Eden Grove · 491 m01-051,184 sqftS$1,660,000S$1,402 psf×1.054S$1,477 psf

How accurate is this estimate for D' Almira?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in D' Almira since.

Median error
0.8%

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

A thin test: 3 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.

2.86% gross yield

S$54,000 of rent a year against the estimate above · 0.14 points below flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 1 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 2026500-600 sqft1Non-landed PropertiesS$3,000
Q2 2026500-600 sqft1Non-landed PropertiesS$2,800
Q1 20262000-2100 sqft3Non-landed PropertiesS$5,800
Q1 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 2025900-1000 sqft2Non-landed PropertiesS$3,650
Q1 2025900-1000 sqft2Non-landed PropertiesS$3,800
Q1 2025500-600 sqft1Non-landed PropertiesS$3,000
Q1 2025400-500 sqft1Non-landed PropertiesS$2,700

median of 1 URA rental contracts at D' Almira within a quarter of 105.5 sqm, since 2025Q4.

Buying or selling at S$1,889,294?

Buying: Stamp duty on S$1,889,294 · Cash and CPF needed on S$1,889,294 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,889,294.

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

Primary schools near 35 Sommerville 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
Jul 2026
D' Almira · 01-05 · Apartment
527 sqftS$810,000S$1,536 psf
Apr 2026
D' Almira · 01-05 · Apartment
1,098 sqftS$1,735,000S$1,580 psf
Dec 2025
D' Almira · 01-05 · Apartment
1,173 sqftS$1,850,000S$1,577 psf
May 2025
D' Almira · 01-05 · Apartment
463 sqftS$692,000S$1,495 psf
Feb 2022
D' Almira · 01-05 · Apartment
1,173 sqftS$1,450,000S$1,236 psf
Dec 2021
D' Almira · 01-05 · Apartment
1,927 sqftS$2,120,000S$1,100 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.