3@Sandilands
Project page · 999-year lease from 1886
Based on 3 sales in this project, last 12 months. Search widened 1 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | 3@Sandilands | 01-05 | 958 sqft | S$1,420,000 | S$1,482 psf | ×1.000 | S$1,482 psf |
| Jan 2026 | 3@Sandilands | 01-05 | 764 sqft | S$1,000,000 | S$1,309 psf | ×0.999 | S$1,307 psf |
| Dec 2025 | 3@Sandilands | 01-05 | 764 sqft | S$1,000,000 | S$1,309 psf | ×1.021 | S$1,336 psf |
How accurate is this estimate for 3@Sandilands?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in 3@Sandilands since.
- Median error
- 18.2%
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.
3.91% gross yield
S$40,500 of rent a year against the estimate above · 0.91 points above flats like it
Leases signed here within a quarter of this size run about S$3,375 a month, the middle of 2 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 900-1000 sqft | 3 | Non-landed Properties | S$3,550 |
| Q1 2026 | 700-800 sqft | 2 | Non-landed Properties | S$3,200 |
| Q4 2025 | 400-500 sqft | 1 | Non-landed Properties | S$2,400 |
| Q1 2025 | 700-800 sqft | 2 | Non-landed Properties | S$3,200 |
| Q1 2025 | 700-800 sqft | 2 | Non-landed Properties | S$3,200 |
| Q4 2024 | 700-800 sqft | 2 | Non-landed Properties | S$2,900 |
| Q3 2024 | 900-1000 sqft | 3 | Non-landed Properties | S$3,700 |
| Q3 2024 | 700-800 sqft | 2 | Non-landed Properties | S$3,250 |
median of 2 URA rental contracts at 3@Sandilands within a quarter of 72 sqm, since 2025Q4.
Buying or selling at S$1,035,084?
Buying: Stamp duty on S$1,035,084 · Cash and CPF needed on S$1,035,084 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,035,084.
Each opens with this figure filled in; change anything there.
Primary schools near 3 Sandilands 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
- Zhonghua Primary School · 705 m · no 2025 Phase 2C ballot
1 to 2 km
- Xinmin Primary School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,229 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,339 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,363 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Our Lady of Good Counsel (girls) · 1,532 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,572 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,708 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,737 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,756 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | 3@Sandilands · 01-05 · Apartment | 958 sqft | S$1,420,000 | S$1,482 psf |
| May 2026 | 3@Sandilands · 01-05 · Apartment | 1,087 sqft | S$1,400,000 | S$1,288 psf |
| Jan 2026 | 3@Sandilands · 01-05 · Apartment | 764 sqft | S$1,000,000 | S$1,309 psf |
| Dec 2025 | 3@Sandilands · 01-05 · Apartment | 764 sqft | S$1,000,000 | S$1,309 psf |
| Jul 2025 | 3@Sandilands · 01-05 · Apartment | 775 sqft | S$1,195,000 | S$1,542 psf |
| Jun 2025 | 3@Sandilands · 01-05 · Apartment | 775 sqft | S$1,020,000 | S$1,316 psf |
| Jun 2025 | 3@Sandilands · 01-05 · Apartment | 1,841 sqft | S$1,912,288 | S$1,039 psf |
| Sept 2024 | 3@Sandilands · 01-05 · Apartment | 1,905 sqft | S$2,000,000 | S$1,050 psf |
| Jul 2024 | 3@Sandilands · 01-05 · Apartment | 474 sqft | S$700,000 | S$1,478 psf |
| Nov 2021 | 3@Sandilands · 01-05 · Apartment | 775 sqft | S$905,000 | S$1,168 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | 3@Sandilands · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,550 | S$3.74 psf |
| Q1 2026 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
| Q4 2025 | 3@Sandilands · 400-500 sqft · 1 bed · Non-landed Properties | S$2,400 | S$5.33 psf |
| Q1 2025 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
| Q1 2025 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
| Q4 2024 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$2,900 | S$3.87 psf |
| Q3 2024 | 3@Sandilands · 900-1000 sqft · 3 bed · Non-landed Properties | S$3,700 | S$3.89 psf |
| Q3 2024 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$3,250 | S$4.33 psf |
| Q3 2024 | 3@Sandilands · 700-800 sqft · 2 bed · Non-landed Properties | S$3,200 | S$4.27 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.