The Sunnydale
Project page · 99-year lease from 1997
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 |
|---|---|---|---|---|---|---|---|
| Oct 2025 | The Sunnydale | 01-05 | 1,302 sqft | S$1,770,000 | S$1,359 psf | ×1.021 | S$1,387 psf |
| Aug 2025 | The Sunnydale | 01-05 | 1,561 sqft | S$1,910,000 | S$1,224 psf | ×1.031 | S$1,261 psf |
| Aug 2025 | The Sunnydale | 01-05 | 1,518 sqft | S$2,138,000 | S$1,409 psf | ×1.031 | S$1,452 psf |
| Jul 2025 | The Sunnydale | 01-05 | 1,356 sqft | S$1,900,000 | S$1,401 psf | ×1.031 | S$1,444 psf |
How accurate is this estimate for The Sunnydale?
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.
3.00% gross yield
S$57,600 of rent a year against the estimate above · 0.55 points below flats like it
Leases signed here within a quarter of this size run about S$4,800 a month, the middle of 6 of them.
In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 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 |
|---|---|---|---|---|
| Q3 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,900 |
| Q3 2026 | 1200-1300 sqft | 2 | Non-landed Properties | S$4,500 |
| Q2 2026 | 1300-1400 sqft | 3 | Non-landed Properties | S$5,000 |
| Q2 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$3,800 |
| Q4 2025 | 1400-1500 sqft | 3 | Non-landed Properties | S$5,000 |
| Q4 2025 | 1300-1400 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2025 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,300 |
| Q3 2025 | 1100-1200 sqft | 2 | Non-landed Properties | S$4,000 |
median of 6 URA rental contracts at The Sunnydale within a quarter of 126 sqm, since 2025Q4.
Buying or selling at S$1,919,912?
Buying: Stamp duty on S$1,919,912 · Cash and CPF needed on S$1,919,912 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,919,912.
Each opens with this figure filled in; change anything there.
Primary schools near 23 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
- Yangzheng Primary School · 44 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 515 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,013 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhonghua Primary School · 1,100 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Maris Stella High School (boys) · 1,271 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,300 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,523 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,622 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,764 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,834 m
- St Andrew's School (Junior) (boys) · 1,835 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,896 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | The Sunnydale · 01-05 · Condominium · 70 years left | 1,302 sqft | S$1,770,000 | S$1,359 psf |
| Aug 2025 | The Sunnydale · 01-05 · Condominium · 70 years left | 1,518 sqft | S$2,138,000 | S$1,409 psf |
| Aug 2025 | The Sunnydale · 01-05 · Condominium · 70 years left | 1,561 sqft | S$1,910,000 | S$1,224 psf |
| Jul 2025 | The Sunnydale · 01-05 · Condominium · 71 years left | 1,356 sqft | S$1,900,000 | S$1,401 psf |
| Feb 2024 | The Sunnydale · 01-05 · Condominium · 72 years left | 1,345 sqft | S$1,820,000 | S$1,353 psf |
| Jul 2023 | The Sunnydale · 01-05 · Condominium · 73 years left | 1,324 sqft | S$1,638,000 | S$1,237 psf |
| Mar 2023 | The Sunnydale · 01-05 · Condominium · 73 years left | 1,367 sqft | S$1,560,000 | S$1,141 psf |
| Feb 2023 | The Sunnydale · 01-05 · Condominium · 73 years left | 1,507 sqft | S$1,680,000 | S$1,115 psf |
| Sept 2022 | The Sunnydale · 01-05 · Condominium · 73 years left | 1,259 sqft | S$1,505,000 | S$1,195 psf |
| Aug 2022 | The Sunnydale · 01-05 · Condominium · 73 years left | 1,367 sqft | S$1,600,000 | S$1,170 psf |
| Jun 2022 | The Sunnydale · 01-05 · Condominium · 74 years left | 1,356 sqft | S$1,620,000 | S$1,194 psf |
| Feb 2022 | The Sunnydale · 01-05 · Condominium · 74 years left | 1,378 sqft | S$1,550,000 | S$1,125 psf |
| Oct 2021 | The Sunnydale · 01-05 · Condominium · 74 years left | 1,044 sqft | S$1,060,000 | S$1,015 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.63 psf |
| Q3 2026 | The Sunnydale · 1200-1300 sqft · 2 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q2 2026 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q2 2026 | The Sunnydale · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,800 | S$3.62 psf |
| Q4 2025 | The Sunnydale · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.45 psf |
| Q4 2025 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.48 psf |
| Q3 2025 | The Sunnydale · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q3 2025 | The Sunnydale · 1100-1200 sqft · 2 bed · Non-landed Properties | S$4,000 | S$3.48 psf |
| Q2 2025 | The Sunnydale · 1100-1200 sqft · 2 bed · Non-landed Properties | S$3,700 | S$3.22 psf |
| Q1 2025 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,100 | S$3.78 psf |
| Q1 2025 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$5,000 | S$3.70 psf |
| Q1 2025 | The Sunnydale · 1300-1400 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.26 psf |
| Q3 2024 | The Sunnydale · 1200-1300 sqft · 3 bed · Non-landed Properties | S$5,800 | S$4.64 psf |
| Q3 2024 | The Sunnydale · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,900 | S$3.92 psf |
| Q3 2024 | The Sunnydale · 1200-1300 sqft · 2 bed · Non-landed Properties | S$4,100 | S$3.28 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 69 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 | 64 years | S$1,836,788 | S$2,027,962 | S$2,234,733 | S$2,297,747 |
| 10 years | 59 years | S$1,730,855 | S$2,109,902 | S$2,562,088 | S$2,708,613 |
| 20 years | 49 years | S$1,537,456 | S$2,284,579 | S$3,368,756 | S$3,765,091 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% 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.