homequant
apartment · 534085

Sanctuary @ 813

Project page · Freehold

Indicative value range
S$1,261,148 – S$1,326,092
Indicative mid S$1,316,552 · S$1,474 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. 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
Jun 2026Sanctuary @ 81301-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
May 2026Sanctuary @ 81301-05797 sqftS$1,075,000S$1,350 psf×1.000S$1,350 psf
May 2026Sanctuary @ 81301-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf

How accurate is this estimate for Sanctuary @ 813?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Sanctuary @ 813 since.

Median error
2.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 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.

3.37% gross yield

S$44,400 of rent a year against the estimate above · 0.37 points above flats like it

Leases signed here within a quarter of this size run about S$3,700 a month, the middle of 6 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 2026800-900 sqft2Non-landed PropertiesS$3,700
Q3 2026700-800 sqft2Non-landed PropertiesS$3,200
Q3 2026700-800 sqft2Non-landed PropertiesS$3,200
Q3 2026500-600 sqft1Non-landed PropertiesS$2,750
Q3 2026500-600 sqft1Non-landed PropertiesS$2,750
Q2 2026500-600 sqft1Non-landed PropertiesS$2,700
Q1 2026800-900 sqft2Non-landed PropertiesS$3,700
Q4 2025900-1000 sqft2Non-landed PropertiesS$3,900

median of 6 URA rental contracts at Sanctuary @ 813 within a quarter of 83 sqm, since 2025Q4.

Buying or selling at S$1,316,552?

Buying: Stamp duty on S$1,316,552 · Cash and CPF needed on S$1,316,552 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,316,552.

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

Primary schools near 813 Upper Serangoon 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
Jun 2026
Sanctuary @ 813 · 01-05 · Apartment
936 sqftS$1,400,000S$1,495 psf
May 2026
Sanctuary @ 813 · 01-05 · Apartment
797 sqftS$1,075,000S$1,350 psf
May 2026
Sanctuary @ 813 · 01-05 · Apartment
936 sqftS$1,380,000S$1,474 psf
Feb 2026
Sanctuary @ 813 · 01-05 · Apartment
893 sqftS$1,350,000S$1,511 psf
Jun 2022
Sanctuary @ 813 · 01-05 · Apartment
527 sqftS$700,000S$1,327 psf
Apr 2022
Sanctuary @ 813 · 01-05 · Apartment
1,023 sqftS$1,340,000S$1,310 psf
See more

Showing 6 of 7.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.