homequant
condo · 439089

Fort Gardens

Project page · Freehold

Indicative value range
S$2,561,159 – S$2,667,865
Indicative mid S$2,621,318 · S$1,948 psf

Based on 4 sales in this project, last 24 months. Search widened 2 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
Apr 2025Fort Gardens01-05958 sqftS$1,880,000S$1,962 psf×1.006S$1,975 psf
Apr 2025Fort Gardens01-051,442 sqftS$2,650,000S$1,837 psf×1.006S$1,849 psf
Jan 2025Fort Gardens06-10958 sqftS$1,850,000S$1,931 psf×0.995S$1,922 psf
Nov 2024Fort Gardens01-05958 sqftS$1,900,000S$1,983 psf×1.012S$2,007 psf

How accurate is this estimate for Fort Gardens?

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.

2.29% gross yield

S$60,000 of rent a year against the estimate above · 0.86 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 7 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
Q3 20261400-1500 sqft—Non-landed PropertiesS$5,500
Q3 20261300-1400 sqft—Non-landed PropertiesS$5,000
Q3 20261300-1400 sqft—Non-landed PropertiesS$5,000
Q3 2026900-1000 sqft—Non-landed PropertiesS$4,800
Q3 2026900-1000 sqft—Non-landed PropertiesS$3,850
Q3 2026900-1000 sqft—Non-landed PropertiesS$3,850
Q2 2026900-1000 sqft—Non-landed PropertiesS$4,100
Q2 2026900-1000 sqft—Non-landed PropertiesS$4,100

median of 7 URA rental contracts at Fort Gardens within a quarter of 125 sqm, since 2025Q4.

Buying or selling at S$2,621,318?

Buying: Stamp duty on S$2,621,318 · Cash and CPF needed on S$2,621,318 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,621,318.

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

Primary schools near 21 Fort 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2025
Fort Gardens · 01-05 · Condominium
1,442 sqftS$2,650,000S$1,837 psf
Apr 2025
Fort Gardens · 01-05 · Condominium
958 sqftS$1,880,000S$1,962 psf
Jan 2025
Fort Gardens · 06-10 · Condominium
958 sqftS$1,850,000S$1,931 psf
Nov 2024
Fort Gardens · 01-05 · Condominium
958 sqftS$1,900,000S$1,983 psf
Oct 2024
Fort Gardens · 06-10 · Condominium
958 sqftS$1,820,000S$1,900 psf
Jun 2024
Fort Gardens · 06-10 · Condominium
1,442 sqftS$2,690,000S$1,865 psf
Jun 2024
Fort Gardens · 11-15 · Condominium
1,345 sqftS$2,628,888S$1,954 psf
Jun 2023
Fort Gardens · 01-05 · Condominium
1,442 sqftS$2,560,000S$1,775 psf
Apr 2023
Fort Gardens · 11-15 · Condominium
1,442 sqftS$2,650,000S$1,837 psf
Dec 2022
Fort Gardens · 06-10 · Condominium
958 sqftS$1,200,000S$1,253 psf
Aug 2022
Fort Gardens · 11-15 · Condominium
1,442 sqftS$2,500,000S$1,733 psf
Oct 2021
Fort Gardens · 06-10 · Condominium
1,345 sqftS$2,165,000S$1,609 psf
See more

Showing 12 of 13.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.