homequant
apartment · 429433

Casa Aroma

Project page · Freehold

Indicative value range
S$2,927,476 – S$3,531,891
Indicative mid S$3,269,947 · S$1,454 psf

Based on 26 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 2026One @ Pulasan · 158 m01-051,636 sqftS$2,550,000S$1,559 psf×1.000S$1,559 psf
Sept 2026Tembeling Court · 572 m01-052,013 sqftS$2,960,000S$1,471 psf×1.000S$1,471 psf
Aug 2026Cantiz @ Rambai · 331 m01-051,636 sqftS$2,000,000S$1,222 psf×1.000S$1,222 psf
Aug 2026Gallery 8 · 261 m01-052,207 sqftS$2,730,000S$1,237 psf×1.000S$1,237 psf
Jul 2026Onan Court · 676 m01-051,776 sqftS$2,450,000S$1,379 psf×1.000S$1,379 psf
Jul 2026Ceylon Residence · 893 m01-051,970 sqftS$3,100,000S$1,574 psf×1.000S$1,574 psf
Jun 2026Aura 83 · 319 m01-051,593 sqftS$2,350,000S$1,475 psf×1.000S$1,475 psf
May 2026Alpha Apartments · 241 m01-052,465 sqftS$2,650,000S$1,075 psf×1.000S$1,075 psf
Apr 2026Katong Gardens · 612 m01-051,948 sqftS$3,780,000S$1,940 psf×1.000S$1,940 psf
Dec 2025The Carpmaelina · 929 m01-051,927 sqftS$2,650,000S$1,375 psf×0.996S$1,370 psf
Nov 2025Spring @ Langsat · 679 m01-051,808 sqftS$2,700,000S$1,493 psf×0.996S$1,487 psf
Nov 2025Gallery 8 · 261 m01-052,110 sqftS$2,650,000S$1,256 psf×0.996S$1,251 psf
Aug 2025The Geranium · 217 m01-051,582 sqftS$2,300,000S$1,454 psf×1.003S$1,458 psf
Jun 2025The Elegance @ Changi · 395 m01-052,013 sqftS$2,388,000S$1,186 psf×1.006S$1,194 psf
Jun 2025Tembeling Centre · 821 m01-052,153 sqftS$3,100,000S$1,440 psf×1.006S$1,449 psf
May 2025Aspen Loft · 208 m01-051,798 sqftS$2,300,000S$1,280 psf×1.006S$1,287 psf
Apr 2025D' Castilia · 346 m01-051,755 sqftS$2,400,000S$1,368 psf×1.006S$1,376 psf
Mar 2025Marine Meadows · 983 m01-051,690 sqftS$3,025,000S$1,790 psf×0.995S$1,781 psf
Mar 2025The Mint Residences · 171 m01-051,927 sqftS$2,638,000S$1,369 psf×0.995S$1,363 psf
Feb 2025The Ramford · 342 m01-051,701 sqftS$3,150,000S$1,852 psf×0.995S$1,843 psf
Jan 2025The Ramford · 342 m01-051,647 sqftS$3,000,000S$1,822 psf×0.995S$1,813 psf
Jan 2025Sea Avenue Residences · 869 m01-051,679 sqftS$2,700,000S$1,608 psf×0.995S$1,600 psf
Jan 2025Joo Chiat Mansions · 212 m01-051,808 sqftS$2,440,000S$1,349 psf×0.995S$1,343 psf
Dec 2024Spring @ Langsat · 679 m01-051,808 sqftS$2,638,000S$1,459 psf×1.012S$1,476 psf
Dec 2024The Ramford · 342 m01-051,647 sqftS$2,600,000S$1,579 psf×1.012S$1,598 psf
Nov 2024The Elegance @ Changi · 395 m01-052,013 sqftS$2,438,000S$1,211 psf×1.012S$1,226 psf

How accurate is this estimate for Casa Aroma?

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.

2.77% gross yield

S$90,706 of rent a year against the estimate above · 0.38 points below flats like it

No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$7,559 a month at this size.

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 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q2 20261200-1300 sqft3Non-landed PropertiesS$4,200
Q4 2025600-700 sqft1Non-landed PropertiesS$2,700
Q2 20251200-1300 sqft3Non-landed PropertiesS$4,200
Q4 20241200-1300 sqft3Non-landed PropertiesS$4,400

3 URA rental contracts at Casa Aroma since 2025Q4, a median of S$3.36 psf a month on 209 sqm.

Buying or selling at S$3,269,947?

Buying: Stamp duty on S$3,269,947 · Cash and CPF needed on S$3,269,947 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,269,947.

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

Primary schools near 21 Chiku 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 2022
Casa Aroma · 01-05 · Apartment
2,250 sqftS$2,400,000S$1,067 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.