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apartment · 534959

Fragrant Gardens

Project page · Freehold

Indicative value range
S$1,568,743 – S$1,735,714
Indicative mid S$1,575,477 · S$1,355 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

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 2026Fragrant Gardens01-051,206 sqftS$1,800,000S$1,493 psf×1.000S$1,493 psf
Aug 2025Fragrant Gardens01-05850 sqftS$1,118,000S$1,315 psf×1.031S$1,355 psf
Jun 2025Fragrant Gardens01-05850 sqftS$1,050,000S$1,235 psf×1.039S$1,283 psf
Apr 2025Fragrant Gardens01-051,249 sqftS$1,860,000S$1,490 psf×1.039S$1,548 psf
Nov 2024Fragrant Gardens01-051,163 sqftS$1,488,888S$1,281 psf×1.054S$1,349 psf

How accurate is this estimate for Fragrant 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.

2.67% gross yield

S$42,000 of rent a year against the estimate above · 0.33 points below flats like it

Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 1 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
Q2 2026800-900 sqft2Non-landed PropertiesS$3,300
Q2 2026800-900 sqft2Non-landed PropertiesS$3,150
Q2 2026800-900 sqft2Non-landed PropertiesS$3,150
Q2 2026800-900 sqft2Non-landed PropertiesS$3,000
Q2 2026800-900 sqft2Non-landed PropertiesS$3,000
Q1 20261200-1300 sqft3Non-landed PropertiesS$3,500
Q4 20251800-1900 sqft3Non-landed PropertiesS$4,100
Q4 20251800-1900 sqft3Non-landed PropertiesS$4,100

median of 1 URA rental contracts at Fragrant Gardens within a quarter of 108 sqm, since 2025Q4.

Buying or selling at S$1,575,477?

Buying: Stamp duty on S$1,575,477 · Cash and CPF needed on S$1,575,477 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,575,477.

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

Primary schools near 357 Upper Paya Lebar 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
Sept 2026
Fragrant Gardens · 01-05 · Apartment
1,206 sqftS$1,800,000S$1,493 psf
Aug 2025
Fragrant Gardens · 01-05 · Apartment
850 sqftS$1,118,000S$1,315 psf
Jun 2025
Fragrant Gardens · 01-05 · Apartment
850 sqftS$1,050,000S$1,235 psf
Apr 2025
Fragrant Gardens · 01-05 · Apartment
1,249 sqftS$1,860,000S$1,490 psf
Nov 2024
Fragrant Gardens · 01-05 · Apartment
1,163 sqftS$1,488,888S$1,281 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.