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cluster house (strata), sizes are strata area · 486190

Summer Gardens

Project page · 99-year lease from 1995

Indicative value range
S$2,500,001 – S$2,766,940
Indicative mid S$2,754,952 · S$911 psf

Based on 5 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

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 2026Summer Gardens-3,025 sqftS$2,500,000S$827 psf×1.000S$827 psf
Apr 2026Summer Gardens-3,272 sqftS$2,700,000S$825 psf×1.000S$825 psf
Mar 2026Summer Gardens-3,025 sqftS$2,758,000S$912 psf×0.999S$911 psf
Jan 2026Summer Gardens-3,025 sqftS$2,770,000S$916 psf×0.999S$915 psf
Nov 2024Summer Gardens-3,035 sqftS$2,780,000S$916 psf×1.054S$965 psf

How accurate is this estimate for Summer Gardens?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Summer Gardens since.

Median error
1.8%

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 house earns against what it costs, set beside what homes like it earn.

3.14% gross yield

S$86,400 of rent a year against the estimate above · 0.68 points above flats like it

Leases signed here within a quarter of this size run about S$7,200 a month, the middle of 5 of them.

In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 projects.

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 20262000-2500 sqft—Terrace HouseS$7,300
Q3 20262000-2500 sqft—Terrace HouseS$7,300
Q3 20262000-2500 sqft—Terrace HouseS$7,200
Q2 20262000-2500 sqft—Terrace HouseS$6,800
Q1 20262000-2500 sqft—Terrace HouseS$6,800
Q3 20252000-2500 sqft—Terrace HouseS$7,100
Q3 20252000-2500 sqft—Terrace HouseS$7,000
Q3 20252000-2500 sqft—Terrace HouseS$6,800

median of 5 URA rental contracts at Summer Gardens within a quarter of 281 sqm, since 2025Q4.

Buying or selling at S$2,754,952?

Buying: Stamp duty on S$2,754,952 · Cash and CPF needed on S$2,754,952 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,754,952.

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

Primary schools near 105 Upper Changi Road East

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
Sept 2026
Summer Gardens · Strata Terrace · 67 years left
3,025 sqftS$2,500,000S$827 psf
Apr 2026
Summer Gardens · Strata Terrace · 68 years left
3,272 sqftS$2,700,000S$825 psf
Mar 2026
Summer Gardens · Strata Terrace · 68 years left
3,025 sqftS$2,758,000S$912 psf
Jan 2026
Summer Gardens · Strata Terrace · 68 years left
3,025 sqftS$2,770,000S$916 psf
Nov 2024
Summer Gardens · Strata Terrace · 69 years left
3,035 sqftS$2,780,000S$916 psf
Jun 2024
Summer Gardens · Strata Terrace · 70 years left
3,025 sqftS$2,580,000S$853 psf
May 2024
Summer Gardens · Strata Terrace · 70 years left
3,025 sqftS$2,368,000S$783 psf
Jan 2024
Summer Gardens · Strata Terrace · 70 years left
3,950 sqftS$2,900,000S$734 psf
Jan 2024
Summer Gardens · Strata Terrace · 70 years left
3,025 sqftS$2,400,000S$793 psf
Jul 2023
Summer Gardens · Strata Terrace · 71 years left
3,369 sqftS$2,700,000S$801 psf
Jun 2023
Summer Gardens · Strata Terrace · 71 years left
3,369 sqftS$2,550,000S$757 psf
Feb 2023
Summer Gardens · Strata Terrace · 71 years left
3,025 sqftS$2,380,000S$787 psf
Nov 2022
Summer Gardens · Strata Terrace · 71 years left
2,939 sqftS$2,480,000S$844 psf
Aug 2022
Summer Gardens · Strata Terrace · 71 years left
3,025 sqftS$2,188,000S$723 psf
Apr 2022
Summer Gardens · Strata Terrace · 72 years left
3,111 sqftS$2,060,000S$662 psf
Mar 2022
Summer Gardens · Strata Terrace · 72 years left
3,025 sqftS$2,038,000S$674 psf
Dec 2021
Summer Gardens · Strata Terrace · 72 years left
3,283 sqftS$2,250,000S$685 psf
Dec 2021
Summer Gardens · Strata Terrace · 72 years left
3,025 sqftS$1,960,000S$648 psf

Sale prices as filed in caveats.

Where the lease takes this

About 67 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years62 yearsS$2,635,674S$2,909,997S$3,206,700S$3,297,121
10 years57 yearsS$2,483,666S$3,027,576S$3,676,433S$3,886,688
20 years47 yearsS$2,206,152S$3,278,226S$4,833,950S$5,402,666

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.