homequant
apartment · 369737

Happy Mansion

Project page · Freehold

Indicative value range
S$2,253,789 – S$2,421,599
Indicative mid S$2,338,286 · S$1,711 psf

Based on 18 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
Jul 2026Oasis Garden · 992 m11-151,475 sqftS$2,655,000S$1,800 psf×1.000S$1,800 psf
Apr 2026Le Crescendo · 923 m06-101,173 sqftS$2,020,000S$1,722 psf×1.000S$1,722 psf
Mar 2026Sky Green · 722 m11-151,152 sqftS$2,130,000S$1,849 psf×0.988S$1,828 psf
Mar 2026Le Crescendo · 923 m01-051,453 sqftS$2,498,800S$1,720 psf×0.988S$1,699 psf
Jan 2026Le Crescendo · 923 m06-101,453 sqftS$2,470,100S$1,700 psf×0.988S$1,680 psf
Nov 2025Le Crescendo · 923 m11-151,173 sqftS$1,988,888S$1,695 psf×0.996S$1,688 psf
Nov 2025Le Crescendo · 923 m01-051,313 sqftS$2,160,000S$1,645 psf×0.996S$1,638 psf
Oct 2025Sky Green · 722 m01-051,496 sqftS$3,000,000S$2,005 psf×0.996S$1,997 psf
Oct 2025Le Crescendo · 923 m11-151,378 sqftS$2,250,000S$1,633 psf×0.996S$1,627 psf
Oct 2025Oasis Garden · 992 m01-051,227 sqftS$2,160,000S$1,760 psf×0.996S$1,753 psf
Sept 2025Oasis Garden · 992 m11-151,475 sqftS$2,608,000S$1,769 psf×1.003S$1,774 psf
Aug 2025Le Crescendo · 923 m06-101,313 sqftS$2,200,000S$1,675 psf×1.003S$1,681 psf
Aug 2025Oasis Garden · 992 m01-051,216 sqftS$2,140,000S$1,759 psf×1.003S$1,765 psf
Jul 2025Sky Green · 722 m06-101,033 sqftS$1,550,000S$1,500 psf×1.003S$1,505 psf
Jul 2025Oasis Garden · 992 m01-051,216 sqftS$2,115,000S$1,739 psf×1.003S$1,744 psf
Jul 2025Oasis Garden · 992 m11-151,335 sqftS$2,360,000S$1,768 psf×1.003S$1,774 psf
Mar 2025Le Crescendo · 923 m06-101,184 sqftS$1,900,000S$1,605 psf×0.995S$1,597 psf
Dec 2024Le Crescendo · 923 m01-051,421 sqftS$1,880,000S$1,323 psf×1.012S$1,339 psf

How accurate is this estimate for Happy Mansion?

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.

2.51% gross yield

S$58,800 of rent a year against the estimate above · 0.64 points below flats like it

Leases signed here within a quarter of this size run about S$4,900 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
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,000
Q1 20261300-1400 sqft3Non-landed PropertiesS$4,900
Q4 20251300-1400 sqft3Non-landed PropertiesS$4,400
Q3 20251300-1400 sqft3Non-landed PropertiesS$4,400
Q3 20251300-1400 sqft3Non-landed PropertiesS$4,400
Q2 20251300-1400 sqft3Non-landed PropertiesS$4,200
Q1 20251300-1400 sqft3Non-landed PropertiesS$5,000
Q4 20241300-1400 sqft3Non-landed PropertiesS$4,400

median of 3 URA rental contracts at Happy Mansion within a quarter of 127 sqm, since 2025Q4.

Buying or selling at S$2,338,286?

Buying: Stamp duty on S$2,338,286 · Cash and CPF needed on S$2,338,286 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,338,286.

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

Primary schools near 1a Happy Avenue North

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
Nov 2023
Happy Mansion · 01-05 · Apartment
1,367 sqftS$1,530,000S$1,119 psf
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Showing 1 of 2.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.