executive condominium · 689099
Windermere
Project page · 99-year lease from 1997
Indicative value range
S$1,465,646 – S$1,585,610
Indicative mid S$1,571,219 · S$1,081 psf
Based on 3 sales in this project, last 6 months. Search did not need to widen. 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 | Windermere | 16-20 | 1,281 sqft | S$1,385,000 | S$1,081 psf | ×1.000 | S$1,081 psf |
| Jul 2026 | Windermere | 16-20 | 1,453 sqft | S$1,600,000 | S$1,101 psf | ×1.000 | S$1,101 psf |
| May 2026 | Windermere | 01-05 | 1,442 sqft | S$1,350,000 | S$936 psf | ×1.000 | S$936 psf |
How accurate is this estimate for Windermere?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Windermere since.
- Median error
- 6.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 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.
3.19% gross yield
S$50,100 of rent a year against the estimate above · 0.36 points below flats like it
Leases signed here within a quarter of this size run about S$4,175 a month, the middle of 16 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 | 1200-1300 sqft | 3 | Executive Condominium | S$4,850 |
| Q3 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$4,600 |
| Q3 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$4,150 |
| Q3 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$3,800 |
| Q2 2026 | 1200-1300 sqft | 3 | Executive Condominium | S$4,300 |
| Q2 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$2,400 |
| Q1 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$4,400 |
| Q1 2026 | 1400-1500 sqft | 3 | Executive Condominium | S$4,300 |
median of 16 URA rental contracts at Windermere within a quarter of 135 sqm, since 2025Q4.
Buying or selling at S$1,571,219?
Buying: Stamp duty on S$1,571,219 · Cash and CPF needed on S$1,571,219 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,571,219.
Each opens with this figure filled in; change anything there.
Primary schools near 32 Choa Chu Kang Street 64
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
- Yew Tee Primary School · 75 m · no 2025 Phase 2C ballot
- Kranji Primary School · 553 m
- Unity Primary School · 637 m · no 2025 Phase 2C ballot
- De La Salle School · 869 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Whye Primary School · 1,498 m · no 2025 Phase 2C ballot
- West View Primary School · 1,811 m · no 2025 Phase 2C ballot
- South View Primary School · 1,823 m · balloted in 2025 Phase 2C (citizens within 1 km)
- West Spring Primary School · 1,831 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Windermere · 16-20 · Executive Condominium · 69 years left | 1,281 sqft | S$1,385,000 | S$1,081 psf |
| Jul 2026 | Windermere · 16-20 · Executive Condominium · 70 years left | 1,453 sqft | S$1,600,000 | S$1,101 psf |
| May 2026 | Windermere · 01-05 · Executive Condominium · 70 years left | 1,442 sqft | S$1,350,000 | S$936 psf |
| Mar 2026 | Windermere · 06-10 · Executive Condominium · 70 years left | 1,281 sqft | S$1,325,000 | S$1,034 psf |
| Jan 2026 | Windermere · 16-20 · Executive Condominium · 70 years left | 1,453 sqft | S$1,570,000 | S$1,080 psf |
| Sept 2025 | Windermere · 06-10 · Executive Condominium · 70 years left | 1,453 sqft | S$1,538,000 | S$1,058 psf |
| Aug 2025 | Windermere · 01-05 · Executive Condominium · 70 years left | 1,453 sqft | S$1,360,000 | S$936 psf |
| May 2025 | Windermere · 06-10 · Executive Condominium · 71 years left | 1,281 sqft | S$1,270,000 | S$991 psf |
| Apr 2025 | Windermere · 16-20 · Executive Condominium · 71 years left | 1,281 sqft | S$1,250,000 | S$976 psf |
| Mar 2025 | Windermere · 06-10 · Executive Condominium · 71 years left | 1,453 sqft | S$1,520,000 | S$1,046 psf |
| Feb 2025 | Windermere · 11-15 · Executive Condominium · 71 years left | 1,281 sqft | S$1,160,000 | S$906 psf |
| Jan 2025 | Windermere · 06-10 · Executive Condominium · 71 years left | 2,056 sqft | S$1,840,000 | S$895 psf |
| Jan 2025 | Windermere · 11-15 · Executive Condominium · 71 years left | 1,453 sqft | S$1,370,000 | S$943 psf |
| Nov 2024 | Windermere · 16-20 · Executive Condominium · 71 years left | 1,281 sqft | S$1,250,000 | S$976 psf |
| Oct 2024 | Windermere · 01-05 · Executive Condominium · 71 years left | 1,453 sqft | S$1,398,000 | S$962 psf |
| Sept 2024 | Windermere · 01-05 · Executive Condominium · 71 years left | 1,442 sqft | S$1,300,000 | S$901 psf |
| Sept 2024 | Windermere · 16-20 · Executive Condominium · 71 years left | 1,453 sqft | S$1,425,000 | S$981 psf |
| Aug 2024 | Windermere · 16-20 · Executive Condominium · 71 years left | 1,281 sqft | S$1,250,000 | S$976 psf |
| Jun 2024 | Windermere · 21-25 · Executive Condominium · 72 years left | 2,734 sqft | S$2,630,000 | S$962 psf |
| May 2024 | Windermere · 06-10 · Executive Condominium · 72 years left | 1,432 sqft | S$1,350,000 | S$943 psf |
| May 2024 | Windermere · 11-15 · Executive Condominium · 72 years left | 1,453 sqft | S$1,340,000 | S$922 psf |
| Apr 2024 | Windermere · 01-05 · Executive Condominium · 72 years left | 1,453 sqft | S$1,260,000 | S$867 psf |
| Apr 2024 | Windermere · 11-15 · Executive Condominium · 72 years left | 1,453 sqft | S$1,380,000 | S$950 psf |
| Apr 2024 | Windermere · 01-05 · Executive Condominium · 72 years left | 1,442 sqft | S$1,350,988 | S$937 psf |
| Mar 2024 | Windermere · 16-20 · Executive Condominium · 72 years left | 1,281 sqft | S$1,230,000 | S$960 psf |
| Mar 2024 | Windermere · 11-15 · Executive Condominium · 72 years left | 1,453 sqft | S$1,420,000 | S$977 psf |
| Feb 2024 | Windermere · 11-15 · Executive Condominium · 72 years left | 1,281 sqft | S$1,230,000 | S$960 psf |
| Nov 2023 | Windermere · 06-10 · Executive Condominium · 72 years left | 1,281 sqft | S$1,180,000 | S$921 psf |
| Oct 2023 | Windermere · 16-20 · Executive Condominium · 72 years left | 1,281 sqft | S$1,180,000 | S$921 psf |
| Sept 2023 | Windermere · 11-15 · Executive Condominium · 72 years left | 1,453 sqft | S$1,368,000 | S$941 psf |
| Sept 2023 | Windermere · 16-20 · Executive Condominium · 72 years left | 1,453 sqft | S$1,280,000 | S$881 psf |
| Jun 2023 | Windermere · 11-15 · Executive Condominium · 73 years left | 1,453 sqft | S$1,330,000 | S$915 psf |
| Jun 2023 | Windermere · 11-15 · Executive Condominium · 73 years left | 1,281 sqft | S$1,139,000 | S$889 psf |
| May 2023 | Windermere · 01-05 · Executive Condominium · 73 years left | 1,884 sqft | S$1,420,000 | S$754 psf |
| May 2023 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,432 sqft | S$1,300,000 | S$908 psf |
| Feb 2023 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,453 sqft | S$1,150,000 | S$791 psf |
| Jan 2023 | Windermere · 16-20 · Executive Condominium · 73 years left | 1,453 sqft | S$1,300,000 | S$895 psf |
| Jan 2023 | Windermere · 01-05 · Executive Condominium · 73 years left | 1,453 sqft | S$1,130,000 | S$778 psf |
| Jan 2023 | Windermere · 01-05 · Executive Condominium · 73 years left | 1,442 sqft | S$1,230,000 | S$853 psf |
| Dec 2022 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,453 sqft | S$1,150,000 | S$791 psf |
| Dec 2022 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,453 sqft | S$1,195,000 | S$822 psf |
| Dec 2022 | Windermere · 16-20 · Executive Condominium · 73 years left | 1,453 sqft | S$1,295,000 | S$891 psf |
| Nov 2022 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,453 sqft | S$1,210,000 | S$833 psf |
| Nov 2022 | Windermere · 11-15 · Executive Condominium · 73 years left | 1,281 sqft | S$1,060,000 | S$828 psf |
| Oct 2022 | Windermere · 21-25 · Executive Condominium · 73 years left | 1,453 sqft | S$1,410,000 | S$970 psf |
| Oct 2022 | Windermere · 11-15 · Executive Condominium · 73 years left | 1,453 sqft | S$1,230,000 | S$846 psf |
| Sept 2022 | Windermere · 06-10 · Executive Condominium · 73 years left | 1,453 sqft | S$1,120,000 | S$771 psf |
| Sept 2022 | Windermere · 11-15 · Executive Condominium · 73 years left | 1,281 sqft | S$1,035,000 | S$808 psf |
| Jul 2022 | Windermere · 01-05 · Executive Condominium · 74 years left | 1,453 sqft | S$1,150,000 | S$791 psf |
| May 2022 | Windermere · 16-20 · Executive Condominium · 74 years left | 1,453 sqft | S$1,238,000 | S$852 psf |
| Apr 2022 | Windermere · 16-20 · Executive Condominium · 74 years left | 1,432 sqft | S$1,245,000 | S$870 psf |
| Mar 2022 | Windermere · 16-20 · Executive Condominium · 74 years left excluded: outlier | 1,453 sqft | S$1,300,000 | S$895 psf |
| Mar 2022 | Windermere · 11-15 · Executive Condominium · 74 years left | 1,281 sqft | S$960,000 | S$749 psf |
| Mar 2022 | Windermere · 16-20 · Executive Condominium · 74 years left excluded: outlier | 1,453 sqft | S$1,255,000 | S$864 psf |
| Jan 2022 | Windermere · 11-15 · Executive Condominium · 74 years left | 1,453 sqft | S$1,100,000 | S$757 psf |
| Dec 2021 | Windermere · 16-20 · Executive Condominium · 74 years left | 1,432 sqft | S$1,218,000 | S$851 psf |
| Nov 2021 | Windermere · 06-10 · Executive Condominium · 74 years left | 1,475 sqft | S$1,100,000 | S$746 psf |
| Nov 2021 | Windermere · 01-05 · Executive Condominium · 74 years left | 1,432 sqft | S$1,008,000 | S$704 psf |
| Oct 2021 | Windermere · 21-25 · Executive Condominium · 74 years left | 2,400 sqft | S$1,730,000 | S$721 psf |
| Oct 2021 | Windermere · 06-10 · Executive Condominium · 74 years left | 1,453 sqft | S$1,055,000 | S$726 psf |
See more
Showing 60 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,850 | S$3.88 psf |
| Q3 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,600 | S$3.17 psf |
| Q3 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,150 | S$2.86 psf |
| Q3 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,800 | S$2.62 psf |
| Q2 2026 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,300 | S$3.44 psf |
| Q2 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$2,400 | S$1.66 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,400 | S$3.03 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,300 | S$2.97 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,000 | S$2.76 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,000 | S$2.76 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,900 | S$2.69 psf |
| Q1 2026 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,900 | S$2.69 psf |
| Q4 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,300 | S$3.44 psf |
| Q4 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,200 | S$3.36 psf |
| Q4 2025 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,200 | S$2.90 psf |
| Q4 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.20 psf |
| Q3 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,600 | S$3.68 psf |
| Q3 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,150 | S$3.32 psf |
| Q3 2025 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,700 | S$2.55 psf |
| Q2 2025 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,550 | S$3.14 psf |
| Q2 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,350 | S$3.48 psf |
| Q2 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.20 psf |
| Q2 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,800 | S$3.04 psf |
| Q2 2025 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,700 | S$2.55 psf |
| Q2 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,500 | S$2.80 psf |
| Q1 2025 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,000 | S$3.20 psf |
| Q4 2024 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,350 | S$3.00 psf |
| Q4 2024 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,300 | S$2.97 psf |
| Q4 2024 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,300 | S$3.44 psf |
| Q4 2024 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,200 | S$2.90 psf |
| Q4 2024 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,200 | S$3.36 psf |
| Q4 2024 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$3,600 | S$2.48 psf |
| Q3 2024 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,850 | S$3.88 psf |
| Q3 2024 | Windermere · 1400-1500 sqft · 3 bed · Executive Condominium | S$4,200 | S$2.90 psf |
| Q3 2024 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$4,200 | S$3.36 psf |
| Q3 2024 | Windermere · 1200-1300 sqft · 3 bed · Executive Condominium | S$3,350 | S$2.68 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$1,503,192 | S$1,659,645 | S$1,828,862 | S$1,880,432 |
| 10 years | 59 years | S$1,416,498 | S$1,726,703 | S$2,096,763 | S$2,216,677 |
| 20 years | 49 years | S$1,258,224 | S$1,869,655 | S$2,756,925 | S$3,081,278 |
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.