Horizon Green
Project page · 99-year lease from 1995
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Horizon Green | - | 3,305 sqft | S$3,108,000 | S$941 psf | ×1.000 | S$941 psf |
| Jul 2026 | Horizon Green | - | 3,111 sqft | S$3,130,000 | S$1,006 psf | ×1.000 | S$1,006 psf |
| Jun 2026 | Horizon Green | - | 3,197 sqft | S$3,080,000 | S$963 psf | ×1.000 | S$963 psf |
| Apr 2026 | Horizon Green | - | 3,132 sqft | S$2,975,000 | S$950 psf | ×1.000 | S$950 psf |
| Feb 2026 | Horizon Green | - | 3,272 sqft | S$3,230,000 | S$987 psf | ×0.999 | S$986 psf |
| Dec 2025 | Horizon Green | - | 3,197 sqft | S$3,068,000 | S$960 psf | ×1.021 | S$980 psf |
How accurate is this estimate for Horizon Green?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Horizon Green since.
- Median error
- 4.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 6 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
2.78% gross yield
S$88,800 of rent a year against the estimate above · 0.32 points above flats like it
Leases signed here within a quarter of this size run about S$7,400 a month, the middle of 7 of them.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 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 | 3500-4000 sqft | — | Terrace House | S$8,000 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,500 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,400 |
| Q2 2026 | 2500-3000 sqft | — | Terrace House | S$7,600 |
| Q2 2026 | 3000-3500 sqft | — | Terrace House | S$6,888 |
| Q1 2026 | 3000-3500 sqft | — | Terrace House | S$7,400 |
| Q4 2025 | 3000-3500 sqft | — | Terrace House | S$6,750 |
| Q2 2025 | 4000-4500 sqft | — | Terrace House | S$9,500 |
median of 7 URA rental contracts at Horizon Green within a quarter of 305.5 sqm, since 2025Q4.
Buying or selling at S$3,194,650?
Buying: Stamp duty on S$3,194,650 · Cash and CPF needed on S$3,194,650 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,194,650.
Each opens with this figure filled in; change anything there.
Primary schools near 703 Ang Mo Kio Avenue 2
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
- CHIJ St. Nicholas Girls' School (girls) · 108 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 879 m · no 2025 Phase 2C ballot
1 to 2 km
- Mayflower Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anderson Primary School · 1,204 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ai Tong School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Horizon Green · Strata Terrace · 67 years left | 3,305 sqft | S$3,108,000 | S$941 psf |
| Jul 2026 | Horizon Green · Strata Terrace · 68 years left | 3,111 sqft | S$3,130,000 | S$1,006 psf |
| Jun 2026 | Horizon Green · Strata Terrace · 68 years left | 3,197 sqft | S$3,080,000 | S$963 psf |
| Apr 2026 | Horizon Green · Strata Terrace · 68 years left | 3,132 sqft | S$2,975,000 | S$950 psf |
| Feb 2026 | Horizon Green · Strata Terrace · 68 years left | 3,272 sqft | S$3,230,000 | S$987 psf |
| Dec 2025 | Horizon Green · Strata Terrace · 68 years left | 3,197 sqft | S$3,068,000 | S$960 psf |
| Sept 2025 | Horizon Green · Strata Terrace · 68 years left | 3,617 sqft | S$3,300,000 | S$912 psf |
| Nov 2024 | Horizon Green · Strata Terrace · 69 years left | 3,111 sqft | S$2,850,000 | S$916 psf |
| Dec 2023 | Horizon Green · Strata Terrace · 70 years left | 3,272 sqft | S$3,085,000 | S$943 psf |
| Jul 2023 | Horizon Green · Strata Terrace · 71 years left | 3,369 sqft | S$2,900,000 | S$861 psf |
| Jun 2023 | Horizon Green · Strata Terrace · 71 years left | 3,380 sqft | S$2,880,000 | S$852 psf |
| Feb 2023 | Horizon Green · Strata Semi-detached · 71 years left | 3,574 sqft | S$3,172,824 | S$888 psf |
| Feb 2023 | Horizon Green · Strata Terrace · 71 years left | 3,197 sqft | S$2,780,000 | S$870 psf |
| Sept 2022 | Horizon Green · Strata Terrace · 71 years left | 3,305 sqft | S$2,800,000 | S$847 psf |
| Jul 2022 | Horizon Green · Strata Terrace · 72 years left | 3,391 sqft | S$2,550,000 | S$752 psf |
| Jun 2022 | Horizon Green · Strata Terrace · 72 years left | 4,392 sqft | S$3,100,000 | S$706 psf |
| Apr 2022 | Horizon Green · Strata Terrace · 72 years left | 4,801 sqft | S$2,850,000 | S$594 psf |
| Mar 2022 | Horizon Green · Strata Terrace · 72 years left | 3,444 sqft | S$2,348,000 | S$682 psf |
| Feb 2022 | Horizon Green · Strata Terrace · 72 years left | 3,272 sqft | S$2,390,000 | S$730 psf |
| Oct 2021 | Horizon Green · Strata Terrace · 72 years left | 2,992 sqft | S$2,030,000 | S$678 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Horizon Green · 3500-4000 sqft · Terrace House | S$8,000 | S$2.13 psf |
| Q3 2026 | Horizon Green · 3000-3500 sqft · Terrace House | S$7,500 | S$2.31 psf |
| Q3 2026 | Horizon Green · 3000-3500 sqft · Terrace House | S$7,400 | S$2.28 psf |
| Q2 2026 | Horizon Green · 2500-3000 sqft · Terrace House | S$7,600 | S$2.76 psf |
| Q2 2026 | Horizon Green · 3000-3500 sqft · Terrace House | S$6,888 | S$2.12 psf |
| Q1 2026 | Horizon Green · 3000-3500 sqft · Terrace House | S$7,400 | S$2.28 psf |
| Q4 2025 | Horizon Green · 3000-3500 sqft · Terrace House | S$6,750 | S$2.08 psf |
| Q2 2025 | Horizon Green · 4000-4500 sqft · Terrace House | S$9,500 | S$2.24 psf |
| Q4 2024 | Horizon Green · 3000-3500 sqft · Terrace House | S$6,000 | S$1.85 psf |
| Q3 2024 | Horizon Green · 3000-3500 sqft · Terrace House | S$7,500 | S$2.31 psf |
| Q3 2024 | Horizon Green · 3000-3500 sqft · Terrace House | S$7,400 | S$2.28 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 67 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 | 62 years | S$3,056,335 | S$3,374,440 | S$3,718,498 | S$3,823,350 |
| 10 years | 57 years | S$2,880,067 | S$3,510,785 | S$4,263,202 | S$4,507,014 |
| 20 years | 47 years | S$2,558,260 | S$3,801,440 | S$5,605,462 | S$6,264,947 |
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.