homequant
condo · 587846

The Raintree

Project page · 99-year lease from 2003

Indicative value range
S$1,891,099 – S$1,996,286
Indicative mid S$1,925,870 · S$1,491 psf

Based on 7 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026The Raintree06-101,335 sqftS$2,020,000S$1,513 psf×1.000S$1,513 psf
Aug 2026The Raintree01-051,302 sqftS$1,900,000S$1,459 psf×1.000S$1,459 psf
Apr 2026The Raintree01-051,141 sqftS$1,800,000S$1,578 psf×1.000S$1,578 psf
Apr 2026The Raintree01-05947 sqftS$1,500,000S$1,584 psf×1.000S$1,584 psf
Mar 2026The Raintree01-051,292 sqftS$1,900,000S$1,471 psf×0.999S$1,469 psf
Mar 2026The Raintree06-101,292 sqftS$1,928,000S$1,493 psf×0.999S$1,491 psf
Feb 2026The Raintree01-051,292 sqftS$1,830,000S$1,417 psf×0.999S$1,415 psf

How accurate is this estimate for The Raintree?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in The Raintree since.

Median error
2.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 7 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.

3.12% gross yield

S$60,000 of rent a year against the estimate above · 0.23 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 54 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 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

SignedSizeBedsTypeRent a month
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,000
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,600
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,600
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,100

median of 54 URA rental contracts at The Raintree within a quarter of 120 sqm, since 2025Q4.

Buying or selling at S$1,925,870?

Buying: Stamp duty on S$1,925,870 · Cash and CPF needed on S$1,925,870 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,925,870.

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

Primary schools near 89 Bukit Drive

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
The Raintree · 01-05 · Condominium · 75 years left
1,302 sqftS$1,900,000S$1,459 psf
Aug 2026
The Raintree · 06-10 · Condominium · 75 years left
1,335 sqftS$2,020,000S$1,513 psf
Aug 2026
The Raintree · 01-05 · Condominium · 75 years left
excluded: outlier
1,485 sqftS$1,999,000S$1,346 psf
Apr 2026
The Raintree · 01-05 · Condominium · 76 years left
947 sqftS$1,500,000S$1,584 psf
Apr 2026
The Raintree · 01-05 · Condominium · 76 years left
1,141 sqftS$1,800,000S$1,578 psf
Mar 2026
The Raintree · 06-10 · Condominium · 76 years left
1,292 sqftS$1,928,000S$1,493 psf
Mar 2026
The Raintree · 01-05 · Condominium · 76 years left
1,292 sqftS$1,900,000S$1,471 psf
Feb 2026
The Raintree · 01-05 · Condominium · 76 years left
1,292 sqftS$1,830,000S$1,417 psf
Sept 2025
The Raintree · 01-05 · Condominium · 76 years left
1,507 sqftS$2,150,000S$1,427 psf
Sept 2025
The Raintree · 01-05 · Condominium · 76 years left
1,389 sqftS$1,928,000S$1,389 psf
Sept 2025
The Raintree · 06-10 · Condominium · 76 years left
1,313 sqftS$1,968,888S$1,499 psf
Aug 2025
The Raintree · 06-10 · Condominium · 76 years left
1,302 sqftS$2,060,000S$1,582 psf
Jul 2025
The Raintree · 06-10 · Condominium · 77 years left
1,270 sqftS$1,850,000S$1,457 psf
Jun 2025
The Raintree · 06-10 · Condominium · 77 years left
1,313 sqftS$1,880,000S$1,432 psf
Jun 2025
The Raintree · 01-05 · Condominium · 77 years left
1,335 sqftS$1,950,000S$1,461 psf
Apr 2025
The Raintree · 01-05 · Condominium · 77 years left
1,292 sqftS$1,820,000S$1,409 psf
Mar 2025
The Raintree · 06-10 · Condominium · 77 years left
1,313 sqftS$1,880,000S$1,432 psf
Feb 2025
The Raintree · 06-10 · Condominium · 77 years left
1,270 sqftS$1,800,000S$1,417 psf
Dec 2024
The Raintree · 01-05 · Condominium · 77 years left
1,141 sqftS$1,675,000S$1,468 psf
Dec 2024
The Raintree · 01-05 · Condominium · 77 years left
1,389 sqftS$1,940,000S$1,397 psf
Nov 2024
The Raintree · 06-10 · Condominium · 77 years left
1,270 sqftS$1,805,000S$1,421 psf
Nov 2024
The Raintree · 01-05 · Condominium · 77 years left
1,270 sqftS$1,768,000S$1,392 psf
Oct 2024
The Raintree · 01-05 · Condominium · 77 years left
1,281 sqftS$1,780,000S$1,390 psf
Aug 2024
The Raintree · 01-05 · Condominium · 77 years left
926 sqftS$1,400,000S$1,512 psf
Aug 2024
The Raintree · 01-05 · Condominium · 77 years left
1,292 sqftS$1,775,000S$1,374 psf
Aug 2024
The Raintree · 01-05 · Condominium · 77 years left
1,044 sqftS$1,448,000S$1,387 psf
Jul 2024
The Raintree · 01-05 · Condominium · 78 years left
926 sqftS$1,360,000S$1,469 psf
Jul 2024
The Raintree · 06-10 · Condominium · 78 years left
1,292 sqftS$1,880,000S$1,455 psf
Jun 2024
The Raintree · 01-05 · Condominium · 78 years left
1,582 sqftS$2,260,000S$1,428 psf
May 2024
The Raintree · 06-10 · Condominium · 78 years left
1,389 sqftS$2,030,000S$1,462 psf
Apr 2024
The Raintree · 01-05 · Condominium · 78 years left
1,270 sqftS$1,800,000S$1,417 psf
Apr 2024
The Raintree · 06-10 · Condominium · 78 years left
1,292 sqftS$1,840,000S$1,425 psf
Mar 2024
The Raintree · 06-10 · Condominium · 78 years left
1,335 sqftS$1,875,000S$1,405 psf
Jan 2024
The Raintree · 06-10 · Condominium · 78 years left
1,378 sqftS$1,800,000S$1,306 psf
Dec 2023
The Raintree · 01-05 · Condominium · 78 years left
1,389 sqftS$1,900,000S$1,368 psf
Oct 2023
The Raintree · 06-10 · Condominium · 78 years left
1,335 sqftS$1,933,000S$1,448 psf
Sept 2023
The Raintree · 01-05 · Condominium · 78 years left
1,270 sqftS$1,780,000S$1,401 psf
Feb 2023
The Raintree · 01-05 · Condominium · 79 years left
1,270 sqftS$1,580,000S$1,244 psf
Feb 2023
The Raintree · 01-05 · Condominium · 79 years left
1,270 sqftS$1,700,000S$1,338 psf
Oct 2022
The Raintree · 06-10 · Condominium · 79 years left
1,389 sqftS$1,800,000S$1,296 psf
Aug 2022
The Raintree · 01-05 · Condominium · 79 years left
1,324 sqftS$1,595,000S$1,205 psf
Jul 2022
The Raintree · 01-05 · Condominium · 80 years left
1,389 sqftS$1,740,000S$1,253 psf
May 2022
The Raintree · 01-05 · Condominium · 80 years left
1,292 sqftS$1,575,000S$1,219 psf
May 2022
The Raintree · 01-05 · Condominium · 80 years left
1,464 sqftS$1,718,000S$1,174 psf
May 2022
The Raintree · 01-05 · Condominium · 80 years left
1,324 sqftS$1,600,000S$1,209 psf
Apr 2022
The Raintree · 01-05 · Condominium · 80 years left
1,270 sqftS$1,500,000S$1,181 psf
Jan 2022
The Raintree · 06-10 · Condominium · 80 years left
1,270 sqftS$1,570,000S$1,236 psf
Nov 2021
The Raintree · 01-05 · Condominium · 80 years left
1,410 sqftS$1,668,000S$1,183 psf

Sale prices as filed in caveats.

Where the lease takes this

About 75 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 nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years70 yearsS$1,825,525S$2,015,527S$2,221,030S$2,283,657
10 years65 yearsS$1,784,806S$2,175,669S$2,641,949S$2,793,042
20 years55 yearsS$1,609,053S$2,390,968S$3,525,634S$3,940,426

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% 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.