Carpmael Thirty-Eight
Project page · Freehold
Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Carpmael Thirty-Eight | 01-05 | 1,259 sqft | S$2,388,000 | S$1,896 psf | ×1.000 | S$1,896 psf |
| Jul 2026 | Carpmael Thirty-Eight | 01-05 | 1,076 sqft | S$2,070,000 | S$1,923 psf | ×1.000 | S$1,923 psf |
| Dec 2025 | Carpmael Thirty-Eight | 01-05 | 1,270 sqft | S$2,300,000 | S$1,811 psf | ×0.996 | S$1,804 psf |
How accurate is this estimate for Carpmael Thirty-Eight?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Carpmael Thirty-Eight since.
- Median error
- 28.4%
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.
3.27% gross yield
S$78,000 of rent a year against the estimate above · 0.12 points above flats like it
Leases signed here within a quarter of this size run about S$6,500 a month, the middle of 1 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,300 |
| Q1 2026 | 1200-1300 sqft | 4 | Non-landed Properties | S$6,500 |
| Q1 2025 | 1000-1100 sqft | 3 | Non-landed Properties | S$5,200 |
| Q4 2024 | 1000-1100 sqft | 3 | Non-landed Properties | S$5,150 |
| Q3 2024 | 700-800 sqft | 2 | Non-landed Properties | S$3,300 |
median of 1 URA rental contracts at Carpmael Thirty-Eight within a quarter of 117 sqm, since 2025Q4.
Buying or selling at S$2,388,000?
Buying: Stamp duty on S$2,388,000 · Cash and CPF needed on S$2,388,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,388,000.
Each opens with this figure filled in; change anything there.
Primary schools near 38 Carpmael 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
- Haig Girls' School (girls) · 440 m · no 2025 Phase 2C ballot
- Tanjong Katong Primary School · 862 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Kong Hwa School · 1,018 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Geylang Methodist School (Primary) · 1,540 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,561 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,662 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Carpmael Thirty-Eight · 01-05 · Apartment | 1,259 sqft | S$2,388,000 | S$1,896 psf |
| Jul 2026 | Carpmael Thirty-Eight · 01-05 · Apartment | 1,076 sqft | S$2,070,000 | S$1,923 psf |
| Dec 2025 | Carpmael Thirty-Eight · 01-05 · Apartment | 1,270 sqft | S$2,300,000 | S$1,811 psf |
| Oct 2024 | Carpmael Thirty-Eight · 01-05 · Apartment | 1,173 sqft | S$2,180,000 | S$1,858 psf |
| Apr 2022 | Carpmael Thirty-Eight · 01-05 · Apartment | 1,259 sqft | S$2,222,000 | S$1,764 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Carpmael Thirty-Eight · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
| Q1 2026 | Carpmael Thirty-Eight · 1200-1300 sqft · 4 bed · Non-landed Properties | S$6,500 | S$5.20 psf |
| Q1 2025 | Carpmael Thirty-Eight · 1000-1100 sqft · 3 bed · Non-landed Properties | S$5,200 | S$4.95 psf |
| Q4 2024 | Carpmael Thirty-Eight · 1000-1100 sqft · 3 bed · Non-landed Properties | S$5,150 | S$4.90 psf |
| Q3 2024 | Carpmael Thirty-Eight · 700-800 sqft · 2 bed · Non-landed Properties | S$3,300 | S$4.40 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.