homequant
condo · 587972

Southaven I

Project page · 99-year lease from 1994

Indicative value range
S$1,698,293 – S$1,766,462
Indicative mid S$1,723,756 · S$1,291 psf

Based on 5 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jan 2026Southaven I06-101,313 sqftS$1,650,000S$1,256 psf×0.999S$1,255 psf
Aug 2025Southaven I01-051,528 sqftS$1,915,000S$1,253 psf×1.031S$1,291 psf
Jul 2025Southaven I06-101,539 sqftS$1,900,000S$1,234 psf×1.031S$1,272 psf
Apr 2025Southaven I01-051,335 sqftS$1,700,000S$1,274 psf×1.039S$1,323 psf
Feb 2025Southaven I06-101,528 sqftS$2,100,000S$1,374 psf×1.050S$1,443 psf

How accurate is this estimate for Southaven I?

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.

3.13% gross yield

S$54,000 of rent a year against the estimate above · 0.42 points below flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 25 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

SignedSizeBedsTypeRent a month
Q3 20261800-1900 sqft3Non-landed PropertiesS$6,200
Q3 20261800-1900 sqft3Non-landed PropertiesS$6,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$4,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,600
Q2 20261500-1600 sqft3Non-landed PropertiesS$5,900

median of 25 URA rental contracts at Southaven I within a quarter of 124 sqm, since 2025Q4.

Buying or selling at S$1,723,756?

Buying: Stamp duty on S$1,723,756 · Cash and CPF needed on S$1,723,756 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,723,756.

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

Primary schools near 41 Hindhede Walk

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
Jan 2026
Southaven I · 06-10 · Condominium · 67 years left
1,313 sqftS$1,650,000S$1,256 psf
Aug 2025
Southaven I · 01-05 · Condominium · 67 years left
1,528 sqftS$1,915,000S$1,253 psf
Jul 2025
Southaven I · 06-10 · Condominium · 68 years left
1,539 sqftS$1,900,000S$1,234 psf
Apr 2025
Southaven I · 01-05 · Condominium · 68 years left
1,335 sqftS$1,700,000S$1,274 psf
Feb 2025
Southaven I · 06-10 · Condominium · 68 years left
1,528 sqftS$2,100,000S$1,374 psf
Oct 2024
Southaven I · 01-05 · Condominium · 68 years left
1,335 sqftS$1,841,800S$1,380 psf
Feb 2024
Southaven I · 01-05 · Condominium · 69 years left
1,862 sqftS$2,500,000S$1,343 psf
Dec 2023
Southaven I · 06-10 · Condominium · 69 years left
1,324 sqftS$1,640,000S$1,239 psf
Sept 2023
Southaven I · 01-05 · Condominium · 69 years left
980 sqftS$1,350,000S$1,378 psf
Jul 2023
Southaven I · 06-10 · Condominium · 70 years left
1,539 sqftS$1,950,000S$1,267 psf
May 2023
Southaven I · 01-05 · Condominium · 70 years left
1,119 sqftS$1,200,000S$1,072 psf
Jan 2023
Southaven I · 06-10 · Condominium · 70 years left
1,378 sqftS$1,588,888S$1,153 psf
Dec 2022
Southaven I · 06-10 · Condominium · 70 years left
1,109 sqftS$1,500,000S$1,353 psf
Dec 2022
Southaven I · 06-10 · Condominium · 70 years left
1,302 sqftS$1,560,000S$1,198 psf
Aug 2022
Southaven I · 06-10 · Condominium · 70 years left
1,378 sqftS$1,600,000S$1,161 psf
Feb 2022
Southaven I · 06-10 · Condominium · 71 years left
1,313 sqftS$1,500,000S$1,142 psf
Nov 2021
Southaven I · 06-10 · Condominium · 71 years left
2,960 sqftS$2,450,000S$828 psf
Nov 2021
Southaven I · 01-05 · Condominium · 71 years left
1,658 sqftS$1,670,000S$1,007 psf
Oct 2021
Southaven I · 01-05 · Condominium · 71 years left
1,313 sqftS$1,415,000S$1,078 psf

Sale prices as filed in caveats.

Where the lease takes this

About 66 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 years61 yearsS$1,649,124S$1,820,767S$2,006,412S$2,062,988
10 years56 yearsS$1,554,015S$1,894,335S$2,300,321S$2,431,876
20 years46 yearsS$1,380,375S$2,051,165S$3,024,572S$3,380,414

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.