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condo · 554774

Amaranda Gardens

Project page · Freehold

Indicative value range
S$2,606,881 – S$2,647,489
Indicative mid S$2,621,306 · S$2,255 psf

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

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
Mar 2026Amaranda Gardens06-101,259 sqftS$2,830,000S$2,247 psf×0.999S$2,245 psf
Jul 2025Amaranda Gardens06-101,163 sqftS$2,610,000S$2,245 psf×1.031S$2,314 psf
Jul 2025Amaranda Gardens11-151,464 sqftS$3,216,800S$2,197 psf×1.031S$2,265 psf
Apr 2025Amaranda Gardens11-151,464 sqftS$3,150,000S$2,152 psf×1.039S$2,236 psf

How accurate is this estimate for Amaranda 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.

2.47% gross yield

S$64,800 of rent a year against the estimate above · 0.53 points below flats like it

Leases signed here within a quarter of this size run about S$5,400 a month, the middle of 42 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 20261400-1500 sqft4Non-landed PropertiesS$6,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,800
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,800
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,700
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,600
Q3 20261100-1200 sqft3Non-landed PropertiesS$5,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500

median of 42 URA rental contracts at Amaranda Gardens within a quarter of 108 sqm, since 2025Q4.

Buying or selling at S$2,621,306?

Buying: Stamp duty on S$2,621,306 · Cash and CPF needed on S$2,621,306 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,621,306.

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

Primary schools near 120 Serangoon Avenue 3

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
Mar 2026
Amaranda Gardens · 06-10 · Condominium
1,259 sqftS$2,830,000S$2,247 psf
Jul 2025
Amaranda Gardens · 11-15 · Condominium
1,464 sqftS$3,216,800S$2,197 psf
Jul 2025
Amaranda Gardens · 06-10 · Condominium
1,163 sqftS$2,610,000S$2,245 psf
Apr 2025
Amaranda Gardens · 11-15 · Condominium
1,464 sqftS$3,150,000S$2,152 psf
May 2024
Amaranda Gardens · 01-05 · Condominium
1,163 sqftS$2,480,000S$2,133 psf
May 2024
Amaranda Gardens · 11-15 · Condominium
1,464 sqftS$3,176,290S$2,170 psf
Apr 2024
Amaranda Gardens · 01-05 · Condominium
1,044 sqftS$2,080,000S$1,992 psf
Feb 2024
Amaranda Gardens · 11-15 · Condominium
1,259 sqftS$2,680,000S$2,128 psf
Jan 2024
Amaranda Gardens · 11-15 · Condominium
1,163 sqftS$2,400,000S$2,065 psf
Jan 2024
Amaranda Gardens · 01-05 · Condominium
1,163 sqftS$2,280,000S$1,961 psf
Nov 2023
Amaranda Gardens · 11-15 · Condominium
1,259 sqftS$2,508,000S$1,991 psf
May 2023
Amaranda Gardens · 11-15 · Condominium
1,163 sqftS$2,290,000S$1,970 psf
Aug 2022
Amaranda Gardens · 11-15 · Condominium
1,259 sqftS$2,280,000S$1,810 psf
Mar 2022
Amaranda Gardens · 01-05 · Condominium
1,163 sqftS$1,900,188S$1,635 psf
Mar 2022
Amaranda Gardens · 06-10 · Condominium
1,259 sqftS$2,150,888S$1,708 psf
Dec 2021
Amaranda Gardens · 11-15 · Condominium
1,163 sqftS$1,950,000S$1,677 psf
Oct 2021
Amaranda Gardens · 01-05 · Condominium
1,259 sqftS$1,918,000S$1,523 psf
Oct 2021
Amaranda Gardens · 01-05 · Condominium
1,044 sqftS$1,750,000S$1,676 psf
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Showing 18 of 20.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.