Ola
Project page · 99-year lease from 2018
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
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Ola | 11-15 | 926 sqft | S$1,628,888 | S$1,760 psf | ×1.000 | S$1,760 psf |
| Nov 2025 | Ola | 01-05 | 926 sqft | S$1,520,888 | S$1,643 psf | ×1.021 | S$1,677 psf |
| Aug 2025 | Ola | 06-10 | 1,055 sqft | S$1,900,000 | S$1,801 psf | ×1.031 | S$1,857 psf |
| Nov 2024 | Ola | 11-15 | 926 sqft | S$1,491,000 | S$1,611 psf | ×1.054 | S$1,697 psf |
How accurate is this estimate for Ola?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Ola since.
- Median error
- 8.2%
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.
2.96% gross yield
S$54,000 of rent a year against the estimate above · 0.43 points below flats like it
Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 1 of them.
In outside the central region, leasehold flats with 90 to 99 years of lease left yield 3.39%, from 20 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q4 2025 | 1000-1100 sqft | 3 | Executive Condominium | S$4,500 |
| Q4 2024 | 1000-1100 sqft | 3 | Executive Condominium | S$4,600 |
median of 1 URA rental contracts at Ola within a quarter of 98 sqm, since 2025Q4.
Buying or selling at S$1,823,174?
Buying: Stamp duty on S$1,823,174 · Cash and CPF needed on S$1,823,174 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,823,174.
Each opens with this figure filled in; change anything there.
Primary schools near 80 Anchorvale Crescent
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
- Springdale Primary School · 290 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 532 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 750 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 852 m · no 2025 Phase 2C ballot
1 to 2 km
- Seng Kang Primary School · 1,074 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,244 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,317 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,349 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,529 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,571 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,610 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,626 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,692 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,715 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Ola · 11-15 · Executive Condominium · 91 years left | 1,389 sqft | S$2,250,000 | S$1,620 psf |
| Apr 2026 | Ola · 11-15 · Executive Condominium · 91 years left | 926 sqft | S$1,628,888 | S$1,760 psf |
| Nov 2025 | Ola · 01-05 · Executive Condominium · 91 years left | 926 sqft | S$1,520,888 | S$1,643 psf |
| Aug 2025 | Ola · 06-10 · Executive Condominium · 91 years left | 1,055 sqft | S$1,900,000 | S$1,801 psf |
| Nov 2024 | Ola · 11-15 · Executive Condominium · 92 years leftnew sale | 926 sqft | S$1,491,000 | S$1,611 psf |
| Oct 2024 | Ola · 11-15 · Executive Condominium · 92 years leftnew sale | 926 sqft | S$1,465,000 | S$1,583 psf |
| Dec 2022 | Ola · 01-05 · Executive Condominium · 94 years leftnew sale | 1,055 sqft | S$1,530,000 | S$1,450 psf |
| Dec 2022 | Ola · 11-15 · Executive Condominium · 94 years leftnew sale | 926 sqft | S$1,276,000 | S$1,378 psf |
| Dec 2022 | Ola · 06-10 · Executive Condominium · 94 years leftnew sale | 926 sqft | S$1,246,000 | S$1,346 psf |
| Dec 2022 | Ola · 01-05 · Executive Condominium · 94 years leftnew sale | 1,389 sqft | S$1,877,000 | S$1,352 psf |
| Dec 2022 | Ola · 01-05 · Executive Condominium · 94 years leftnew sale | 926 sqft | S$1,236,000 | S$1,335 psf |
| Dec 2022 | Ola · 06-10 · Executive Condominium · 94 years leftnew sale | 947 sqft | S$1,253,000 | S$1,323 psf |
| Mar 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,365,000 | S$1,294 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,260,000 | S$1,194 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,301,000 | S$1,233 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,692,112 | S$1,219 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$926,000 | S$1,195 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$916,000 | S$1,182 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,291,000 | S$1,224 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,071,000 | S$1,157 psf |
| Mar 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,152,000 | S$1,244 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,652,112 | S$1,190 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,587,112 | S$1,143 psf |
| Mar 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,624,112 | S$1,170 psf |
| Feb 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,087,000 | S$1,174 psf |
| Feb 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,601,112 | S$1,153 psf |
| Jan 2022 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,026,000 | S$1,108 psf |
| Jan 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,803,000 | S$1,298 psf |
| Jan 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,792,000 | S$1,291 psf |
| Jan 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,808,000 | S$1,302 psf |
| Jan 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,642,112 | S$1,183 psf |
| Jan 2022 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,744,000 | S$1,256 psf |
| Jan 2022 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,627,000 | S$1,172 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,719,000 | S$1,238 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,777,000 | S$1,280 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,711,000 | S$1,232 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,734,000 | S$1,249 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,790,000 | S$1,289 psf |
| Dec 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,656,000 | S$1,193 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,757,000 | S$1,265 psf |
| Dec 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,771,000 | S$1,275 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,699,000 | S$1,224 psf |
| Dec 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,783,000 | S$1,284 psf |
| Nov 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,143,888 | S$1,084 psf |
| Nov 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,622,000 | S$1,168 psf |
| Nov 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$908,000 | S$1,172 psf |
| Nov 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,037,000 | S$1,120 psf |
| Nov 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,280,000 | S$1,213 psf |
| Nov 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$939,000 | S$1,212 psf |
| Nov 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,758,000 | S$1,266 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$914,000 | S$1,179 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,672,000 | S$1,204 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$942,000 | S$1,215 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,310,000 | S$1,242 psf |
| Oct 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,737,000 | S$1,251 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,700,000 | S$1,224 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,677,500 | S$1,208 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,185,000 | S$1,123 psf |
| Oct 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$958,000 | S$1,236 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,246,000 | S$1,181 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,187,000 | S$1,125 psf |
| Oct 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$953,000 | S$1,230 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$943,000 | S$1,217 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$942,000 | S$1,215 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,614,000 | S$1,162 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,673,000 | S$1,205 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,233,000 | S$1,169 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,021,000 | S$1,103 psf |
| Oct 2021 | Ola · 06-10 · Executive Condominium · 95 years leftnew sale | 1,389 sqft | S$1,650,000 | S$1,188 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale excluded: outlier | 1,389 sqft | S$1,472,112 | S$1,060 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,239,000 | S$1,175 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$988,000 | S$1,067 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,006,000 | S$1,087 psf |
| Oct 2021 | Ola · 11-15 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,049,000 | S$1,133 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 775 sqft | S$941,000 | S$1,214 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 1,055 sqft | S$1,243,000 | S$1,178 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$990,000 | S$1,069 psf |
| Oct 2021 | Ola · 01-05 · Executive Condominium · 95 years leftnew sale | 947 sqft | S$1,051,000 | S$1,110 psf |
Showing 78 of 112.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q4 2025 | Ola · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,500 | S$4.29 psf |
| Q4 2024 | Ola · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,600 | S$4.38 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 90 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 85 years | S$1,668,237 | S$1,841,869 | S$2,029,666 | S$2,086,897 |
| 10 years | 80 years | S$1,549,386 | S$1,888,693 | S$2,293,470 | S$2,424,634 |
| 20 years | 70 years | S$1,348,170 | S$2,003,310 | S$2,954,006 | S$3,301,546 |
On a flat market the lease alone costs 26% over 20 years. Prices would need to rise about 1.52% 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.