homequant
apartment · 416736

The Vines

Project page · Freehold

Indicative value range
S$1,659,737 – S$1,997,856
Indicative mid S$1,818,923 · S$1,609 psf

Based on 138 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 2026Blu Coral · 954 m01-051,163 sqftS$1,960,000S$1,686 psf×1.000S$1,686 psf
Sept 2026Le Conney Park · 911 m01-051,238 sqftS$1,860,000S$1,503 psf×1.000S$1,503 psf
Sept 2026The Sunny Legend · 502 m01-05840 sqftS$1,388,000S$1,653 psf×1.000S$1,653 psf
Aug 2026Telok Kurau Lodge · 386 m01-051,227 sqftS$1,800,000S$1,467 psf×1.000S$1,467 psf
Jul 2026The Heliconia · 781 m01-051,313 sqftS$1,740,000S$1,325 psf×1.000S$1,325 psf
Jul 2026Vicenta Lodge · 224 m01-051,259 sqftS$1,800,000S$1,429 psf×1.000S$1,429 psf
Jul 2026Casa Sarina · 180 m01-051,259 sqftS$1,700,000S$1,350 psf×1.000S$1,350 psf
Jul 2026Shiro · 442 m01-05904 sqftS$1,560,000S$1,725 psf×1.000S$1,725 psf
Jul 2026Palm Oasis · 357 m01-05883 sqftS$1,164,000S$1,319 psf×1.000S$1,319 psf
Jul 2026Telok Kurau Lodge · 386 m01-051,227 sqftS$1,808,000S$1,473 psf×1.000S$1,473 psf
Jul 2026Parc Bleu · 592 m01-051,119 sqftS$1,540,000S$1,376 psf×1.000S$1,376 psf
Jul 2026Radix · 410 m01-051,184 sqftS$1,815,000S$1,533 psf×1.000S$1,533 psf
Jun 2026The Heliconia · 781 m01-051,335 sqftS$1,880,000S$1,409 psf×1.000S$1,409 psf
Jun 2026The Heliconia · 781 m01-051,302 sqftS$1,822,800S$1,400 psf×1.000S$1,400 psf
Jun 2026Nature Mansions · 829 m01-051,216 sqftS$2,000,000S$1,644 psf×1.000S$1,644 psf
Jun 2026Fivenine · 750 m01-051,055 sqftS$2,050,000S$1,943 psf×1.000S$1,943 psf
May 2026Kembangan Court · 476 m01-05893 sqftS$1,250,000S$1,399 psf×1.000S$1,399 psf
May 2026Sunshine Grandeur · 741 m01-051,055 sqftS$1,650,000S$1,564 psf×1.000S$1,564 psf
May 2026Canary Ville · 890 m01-051,087 sqftS$1,780,000S$1,637 psf×1.000S$1,637 psf
May 2026Palm Galleria · 846 m01-051,001 sqftS$1,600,000S$1,598 psf×1.000S$1,598 psf
May 2026Palm Galleria · 846 m01-051,001 sqftS$1,660,000S$1,658 psf×1.000S$1,658 psf
May 2026Castle Loft · 949 m01-051,173 sqftS$1,780,000S$1,517 psf×1.000S$1,517 psf
May 2026Cadence Light · 841 m01-05850 sqftS$1,450,000S$1,705 psf×1.000S$1,705 psf
May 2026Jersey Lodge · 950 m01-05936 sqftS$1,419,999S$1,516 psf×1.000S$1,516 psf
Apr 2026The Navian · 953 m01-05893 sqftS$1,568,000S$1,755 psf×1.000S$1,755 psf
Apr 2026Deng Fu Ville · 147 m01-051,001 sqftS$1,420,000S$1,419 psf×1.000S$1,419 psf
Apr 2026Bliss Ville · 501 m01-051,163 sqftS$1,800,000S$1,548 psf×1.000S$1,548 psf
Apr 2026The Lenox · 378 m01-051,184 sqftS$1,610,000S$1,360 psf×1.000S$1,360 psf
Apr 2026Casa Sarina · 180 m01-051,324 sqftS$1,970,000S$1,488 psf×1.000S$1,488 psf
Apr 2026Kings Apartments · 832 m01-051,130 sqftS$1,630,000S$1,442 psf×1.000S$1,442 psf
Apr 2026K Suites · 753 m01-051,076 sqftS$2,650,000S$2,462 psf×1.000S$2,462 psf
Apr 2026K Suites · 753 m01-05872 sqftS$2,100,000S$2,409 psf×1.000S$2,409 psf
Apr 2026K Suites · 753 m01-051,130 sqftS$2,600,000S$2,300 psf×1.000S$2,300 psf
Apr 2026K Suites · 753 m01-051,130 sqftS$2,550,000S$2,256 psf×1.000S$2,256 psf
Apr 2026The Ambra · 570 m01-051,216 sqftS$2,100,000S$1,727 psf×1.000S$1,727 psf
Apr 2026The Grandiflora · 981 m01-051,012 sqftS$1,620,000S$1,601 psf×1.000S$1,601 psf
Apr 2026Sunny Palms · 382 m01-051,033 sqftS$1,620,000S$1,568 psf×1.000S$1,568 psf
Mar 2026The Champagne · 331 m01-051,055 sqftS$1,598,000S$1,515 psf×0.999S$1,513 psf
Mar 2026Kembangan Plaza · 527 m01-05883 sqftS$1,380,000S$1,563 psf×0.999S$1,562 psf
Mar 2026Blu Coral · 954 m01-051,163 sqftS$1,960,000S$1,686 psf×0.999S$1,684 psf
Mar 2026Laverne's Loft · 937 m01-051,109 sqftS$1,230,000S$1,109 psf×0.999S$1,108 psf
Mar 2026Le Conney Park · 911 m01-05829 sqftS$1,370,000S$1,653 psf×0.999S$1,651 psf
Mar 2026Silahis Apartments · 925 m01-051,216 sqftS$1,900,000S$1,562 psf×0.999S$1,560 psf
Feb 2026Candeville · 983 m01-051,389 sqftS$2,058,888S$1,483 psf×0.999S$1,481 psf
Feb 2026Cubik · 797 m01-051,023 sqftS$1,720,000S$1,682 psf×0.999S$1,680 psf
Feb 2026Parc Bleu · 592 m01-051,195 sqftS$1,530,000S$1,281 psf×0.999S$1,279 psf
Feb 2026Garden Park Residences · 983 m01-05883 sqftS$1,615,000S$1,830 psf×0.999S$1,828 psf
Jan 2026The Navian · 953 m01-05926 sqftS$1,645,000S$1,777 psf×0.999S$1,775 psf
Jan 2026The Vines01-051,173 sqftS$1,760,000S$1,500 psf×0.999S$1,498 psf
Jan 2026Deng Fu Ville · 147 m01-05958 sqftS$1,510,000S$1,576 psf×0.999S$1,574 psf
Jan 2026Straits At Joo Chiat · 493 m01-051,453 sqftS$2,850,000S$1,961 psf×0.999S$1,959 psf
Jan 2026Residence Twenty-Two · 991 m01-051,195 sqftS$2,570,000S$2,151 psf×0.999S$2,149 psf
Jan 2026Sunny Palms · 382 m01-051,367 sqftS$1,755,000S$1,284 psf×0.999S$1,282 psf
Dec 2025Straits At Joo Chiat · 493 m01-051,453 sqftS$2,900,000S$1,996 psf×1.021S$2,037 psf
Dec 2025Straits At Joo Chiat · 493 m01-051,453 sqftS$2,950,000S$2,030 psf×1.021S$2,072 psf
Dec 2025Prestige Residence · 365 m01-05990 sqftS$1,510,000S$1,525 psf×1.021S$1,556 psf
Dec 2025K Suites · 753 m01-051,087 sqftS$2,717,500S$2,500 psf×1.021S$2,551 psf
Nov 2025Le Reve · 199 m01-051,033 sqftS$1,768,000S$1,711 psf×1.021S$1,746 psf
Nov 2025Kingston Terrace · 542 m01-05926 sqftS$1,168,000S$1,262 psf×1.021S$1,288 psf
Oct 2025Deng Fu Ville · 147 m01-051,001 sqftS$1,670,000S$1,668 psf×1.021S$1,703 psf
Oct 2025The Heliconia · 781 m01-051,345 sqftS$1,770,000S$1,316 psf×1.021S$1,343 psf
Oct 2025Eunos Park · 238 m01-051,033 sqftS$1,400,000S$1,355 psf×1.021S$1,383 psf
Oct 2025The Amery · 815 m01-051,313 sqftS$2,680,000S$2,041 psf×1.021S$2,083 psf
Oct 2025K Suites · 753 m01-051,076 sqftS$2,500,000S$2,323 psf×1.021S$2,371 psf
Oct 2025Parc Bleu · 592 m01-051,281 sqftS$1,780,000S$1,390 psf×1.021S$1,418 psf
Oct 2025Garden Park Residences · 983 m01-05883 sqftS$1,588,888S$1,800 psf×1.021S$1,837 psf
Sept 2025Mera East · 196 m01-051,206 sqftS$1,920,000S$1,593 psf×1.031S$1,642 psf
Sept 2025Deng Fu Ville · 147 m01-051,119 sqftS$1,830,000S$1,635 psf×1.031S$1,685 psf
Sept 2025Espira Suites · 555 m01-051,066 sqftS$1,408,000S$1,321 psf×1.031S$1,362 psf
Sept 2025Blu Coral · 954 m01-051,076 sqftS$1,820,000S$1,691 psf×1.031S$1,743 psf
Sept 2025Parc Bleu · 592 m01-051,001 sqftS$1,288,800S$1,287 psf×1.031S$1,327 psf
Sept 2025The Cristallo · 843 m01-05872 sqftS$1,000,000S$1,147 psf×1.031S$1,182 psf
Aug 2025D'Gallery · 464 m01-051,023 sqftS$1,675,000S$1,638 psf×1.031S$1,688 psf
Aug 2025Kingston Terrace · 542 m01-051,324 sqftS$1,415,000S$1,069 psf×1.031S$1,102 psf
Aug 2025The Heliconia · 781 m06-101,302 sqftS$1,725,000S$1,324 psf×1.031S$1,365 psf
Aug 2025Heritage Residences · 938 m01-051,292 sqftS$2,000,000S$1,548 psf×1.031S$1,596 psf
Aug 2025The Treeline · 671 m01-051,453 sqftS$2,210,000S$1,521 psf×1.031S$1,568 psf
Aug 2025Blu Coral · 954 m01-051,195 sqftS$1,850,000S$1,548 psf×1.031S$1,596 psf
Aug 2025Blu Coral · 954 m01-051,141 sqftS$1,750,000S$1,534 psf×1.031S$1,581 psf
Aug 2025The Medley · 447 m01-05807 sqftS$1,280,000S$1,586 psf×1.031S$1,634 psf
Aug 2025Sunny Palms · 382 m01-051,130 sqftS$1,710,000S$1,513 psf×1.031S$1,560 psf
Jul 2025Rymden 77 · 483 m01-05980 sqftS$1,950,000S$1,991 psf×1.031S$2,052 psf
Jul 2025Candeville · 983 m01-051,216 sqftS$1,800,000S$1,480 psf×1.031S$1,525 psf
Jul 2025The Sunnidora · 345 m01-05861 sqftS$1,411,400S$1,639 psf×1.031S$1,690 psf
Jul 2025Garden Park Residences · 983 m01-051,238 sqftS$1,880,000S$1,519 psf×1.031S$1,566 psf
Jul 2025Mabelle · 993 m01-051,238 sqftS$1,760,000S$1,422 psf×1.031S$1,466 psf
Jul 2025The Grandiflora · 981 m01-05797 sqftS$1,250,000S$1,569 psf×1.031S$1,618 psf
Jun 2025The Glacier · 571 m01-051,345 sqftS$2,200,000S$1,635 psf×1.039S$1,699 psf
Jun 2025K Suites · 753 m01-05872 sqftS$2,038,888S$2,339 psf×1.039S$2,430 psf
Jun 2025The Ambra · 570 m01-051,152 sqftS$2,080,000S$1,806 psf×1.039S$1,877 psf
Jun 2025Mabelle · 993 m01-05807 sqftS$1,300,000S$1,610 psf×1.039S$1,673 psf
May 2025The Navian · 953 m01-05926 sqftS$1,628,888S$1,760 psf×1.039S$1,828 psf
May 2025D' Casita · 316 m01-051,141 sqftS$1,790,000S$1,569 psf×1.039S$1,630 psf
May 2025Residence Twenty-Two · 991 m01-051,216 sqftS$2,530,000S$2,080 psf×1.039S$2,161 psf
May 2025Fivenine · 750 m01-051,055 sqftS$1,905,000S$1,806 psf×1.039S$1,877 psf
May 2025The Vesta · 946 m01-051,141 sqftS$1,928,000S$1,690 psf×1.039S$1,756 psf
May 2025Palm Oasis · 357 m01-05861 sqftS$1,300,000S$1,510 psf×1.039S$1,569 psf
May 2025Tg Mansion · 519 m01-051,249 sqftS$1,620,000S$1,297 psf×1.039S$1,348 psf
May 2025Palm Galleria · 846 m01-05990 sqftS$1,516,000S$1,531 psf×1.039S$1,591 psf
Apr 2025D' Casita · 316 m01-051,453 sqftS$2,050,000S$1,411 psf×1.039S$1,466 psf
Apr 2025D' Palma · 425 m01-051,001 sqftS$1,580,000S$1,578 psf×1.039S$1,640 psf
Apr 2025Deng Fu Ville · 147 m01-051,421 sqftS$2,358,000S$1,660 psf×1.039S$1,724 psf
Apr 2025The Heliconia · 781 m06-101,302 sqftS$1,720,000S$1,321 psf×1.039S$1,372 psf
Apr 2025The Heliconia · 781 m01-051,335 sqftS$1,850,000S$1,386 psf×1.039S$1,440 psf
Apr 2025The Heliconia · 781 m01-051,345 sqftS$1,850,000S$1,375 psf×1.039S$1,429 psf
Apr 2025Palm Vista · 261 m01-05861 sqftS$1,468,000S$1,705 psf×1.039S$1,771 psf
Apr 2025Fivenine · 750 m01-051,302 sqftS$2,180,000S$1,674 psf×1.039S$1,739 psf
Apr 2025The Sunnidora · 345 m01-05872 sqftS$1,420,000S$1,629 psf×1.039S$1,692 psf
Apr 2025Laverne's Loft · 937 m01-051,270 sqftS$1,330,000S$1,047 psf×1.039S$1,088 psf
Apr 2025Sapphire Court · 834 m01-051,442 sqftS$1,840,000S$1,276 psf×1.039S$1,326 psf
Apr 2025Castle Loft · 949 m01-051,173 sqftS$1,760,000S$1,500 psf×1.039S$1,559 psf
Mar 2025Tedge · 172 m01-05990 sqftS$1,730,000S$1,747 psf×1.050S$1,835 psf
Mar 2025The Glacier · 571 m01-051,356 sqftS$2,150,000S$1,585 psf×1.050S$1,665 psf
Mar 2025K Suites · 753 m01-05797 sqftS$1,875,000S$2,354 psf×1.050S$2,473 psf
Feb 2025Tedge · 172 m01-051,109 sqftS$2,080,000S$1,876 psf×1.050S$1,971 psf
Feb 2025Le Reve · 199 m01-05807 sqftS$1,350,000S$1,672 psf×1.050S$1,756 psf
Feb 2025Deng Fu Ville · 147 m01-051,130 sqftS$1,835,000S$1,624 psf×1.050S$1,705 psf
Feb 2025Straits At Joo Chiat · 493 m01-051,227 sqftS$2,577,160S$2,100 psf×1.050S$2,206 psf
Feb 2025Straits At Joo Chiat · 493 m01-051,044 sqftS$2,221,520S$2,128 psf×1.050S$2,235 psf
Feb 2025Straits At Joo Chiat · 493 m01-051,044 sqftS$2,196,520S$2,104 psf×1.050S$2,210 psf
Feb 2025Straits At Joo Chiat · 493 m01-051,227 sqftS$2,552,160S$2,080 psf×1.050S$2,185 psf
Feb 2025Straits At Joo Chiat · 493 m01-051,044 sqftS$2,199,752S$2,107 psf×1.050S$2,213 psf
Feb 2025Eastcove Residences · 558 m01-05904 sqftS$1,270,000S$1,405 psf×1.050S$1,475 psf
Feb 2025E-Space · 963 m01-05990 sqftS$1,548,888S$1,564 psf×1.050S$1,643 psf
Feb 2025The Amery · 815 m01-051,389 sqftS$2,445,000S$1,761 psf×1.050S$1,850 psf
Feb 2025Cubik · 797 m01-051,119 sqftS$1,540,000S$1,376 psf×1.050S$1,445 psf
Feb 2025Eastern Residence · 496 m01-051,173 sqftS$1,680,888S$1,433 psf×1.050S$1,505 psf
Feb 2025Serenity Breeze · 795 m01-05926 sqftS$1,600,000S$1,728 psf×1.050S$1,815 psf
Jan 2025D'Oasia · 252 m01-051,098 sqftS$1,650,000S$1,503 psf×1.050S$1,579 psf
Jan 2025D'Oasia · 252 m01-05861 sqftS$1,300,000S$1,510 psf×1.050S$1,586 psf
Jan 2025Straits At Joo Chiat · 493 m01-051,227 sqftS$2,567,160S$2,092 psf×1.050S$2,197 psf
Jan 2025Sunshine Mansions · 501 m01-05818 sqftS$1,318,000S$1,611 psf×1.050S$1,692 psf
Dec 2024The Medley · 447 m01-051,410 sqftS$1,900,000S$1,347 psf×1.054S$1,420 psf
Nov 2024D' Palma · 425 m01-051,238 sqftS$1,268,888S$1,025 psf×1.054S$1,080 psf
Nov 2024The Lattiz · 574 m01-051,292 sqftS$1,922,496S$1,488 psf×1.054S$1,568 psf
Nov 2024Fivenine · 750 m01-051,055 sqftS$1,870,000S$1,773 psf×1.054S$1,868 psf
Nov 2024K Suites · 753 m01-05872 sqftS$2,130,000S$2,443 psf×1.054S$2,574 psf
Nov 2024The Cristallo · 843 m01-05797 sqftS$1,200,000S$1,507 psf×1.054S$1,587 psf

How accurate is this estimate for The Vines?

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.

2.44% gross yield

S$44,400 of rent a year against the estimate above · 0.56 points below flats like it

Leases signed here within a quarter of this size run about S$3,700 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 20261000-1100 sqft2Non-landed PropertiesS$3,700
Q4 20252200-2300 sqft3Non-landed PropertiesS$3,400
Q3 20251000-1100 sqft2Non-landed PropertiesS$3,700
Q4 20242200-2300 sqft3Non-landed PropertiesS$3,400
Q3 20241000-1100 sqft2Non-landed PropertiesS$3,700

median of 1 URA rental contracts at The Vines within a quarter of 105 sqm, since 2025Q4.

Buying or selling at S$1,818,923?

Buying: Stamp duty on S$1,818,923 · Cash and CPF needed on S$1,818,923 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,818,923.

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

Primary schools near 12 Lorong Sarina

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 2026
The Vines · 01-05 · Apartment
1,173 sqftS$1,760,000S$1,500 psf
Jun 2024
The Vines · 01-05 · Apartment
1,066 sqftS$1,520,000S$1,426 psf
Apr 2024
The Vines · 01-05 · Apartment
1,981 sqftS$2,130,000S$1,075 psf
Jan 2024
The Vines · 01-05 · Apartment
1,173 sqftS$1,600,000S$1,364 psf
Jul 2023
The Vines · 01-05 · Apartment
1,066 sqftS$1,480,000S$1,389 psf
Sept 2022
The Vines · 01-05 · Apartment
1,087 sqftS$1,450,000S$1,334 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.