executive condominium · 756931
Provence Residence
Project page · 99-year lease from 2020
Indicative value range
S$1,449,509 – S$1,501,720
Indicative mid S$1,474,135 · S$1,592 psf
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Provence Residence | 11-15 | 926 sqft | S$1,460,000 | S$1,577 psf | ×1.000 | S$1,577 psf |
| Jul 2025 | Provence Residence | 06-10 | 926 sqft | S$1,496,000 | S$1,616 psf | ×1.031 | S$1,666 psf |
| Jan 2025 | Provence Residence | 01-05 | 883 sqft | S$1,351,000 | S$1,531 psf | ×1.050 | S$1,608 psf |
| Nov 2024 | Provence Residence | 01-05 | 1,044 sqft | S$1,518,000 | S$1,454 psf | ×1.054 | S$1,532 psf |
How accurate is this estimate for Provence Residence?
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.
3.42% gross yield
S$50,400 of rent a year against the estimate above · 0.03 points above flats like it
Leases signed here within a quarter of this size run about S$4,200 a month, the middle of 1 of them.
In outside the central region, leasehold flats with 90 to 99 years of lease left yield 3.39%, from 20 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 |
|---|---|---|---|---|
| Q2 2026 | 1000-1100 sqft | 3 | Executive Condominium | S$4,200 |
| Q2 2025 | 1000-1100 sqft | 3 | Executive Condominium | S$4,200 |
median of 1 URA rental contracts at Provence Residence within a quarter of 86 sqm, since 2025Q4.
Buying or selling at S$1,474,135?
Buying: Stamp duty on S$1,474,135 · Cash and CPF needed on S$1,474,135 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,474,135.
Each opens with this figure filled in; change anything there.
Primary schools near 35 Canberra Crescent
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
- Wellington Primary School · 602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Endeavour Primary School · 1,215 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chongfu School · 1,608 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,646 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 1,688 m · no 2025 Phase 2C ballot
- Yishun Primary School · 1,712 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Provence Residence · 11-15 · Executive Condominium · 93 years left | 926 sqft | S$1,460,000 | S$1,577 psf |
| Jul 2025 | Provence Residence · 06-10 · Executive Condominium · 94 years leftnew sale | 926 sqft | S$1,496,000 | S$1,616 psf |
| Jan 2025 | Provence Residence · 01-05 · Executive Condominium · 94 years leftnew sale | 883 sqft | S$1,351,000 | S$1,531 psf |
| Nov 2024 | Provence Residence · 01-05 · Executive Condominium · 94 years leftnew sale | 1,044 sqft | S$1,518,000 | S$1,454 psf |
| Oct 2024 | Provence Residence · 06-10 · Executive Condominium · 94 years leftnew sale | 926 sqft | S$1,436,000 | S$1,551 psf |
| May 2024 | Provence Residence · 01-05 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,398,000 | S$1,510 psf |
| Jan 2024 | Provence Residence · 06-10 · Executive Condominium · 95 years leftnew sale | 883 sqft | S$1,308,000 | S$1,482 psf |
| Jan 2024 | Provence Residence · 01-05 · Executive Condominium · 95 years leftnew sale | 1,044 sqft | S$1,528,000 | S$1,463 psf |
| Nov 2023 | Provence Residence · 06-10 · Executive Condominium · 95 years leftnew sale | 883 sqft | S$1,288,000 | S$1,459 psf |
| Sept 2023 | Provence Residence · 11-15 · Executive Condominium · 95 years leftnew sale | 926 sqft | S$1,379,000 | S$1,490 psf |
| Mar 2023 | Provence Residence · 06-10 · Executive Condominium · 96 years leftnew sale | 1,066 sqft | S$1,438,000 | S$1,349 psf |
| Feb 2023 | Provence Residence · 01-05 · Executive Condominium · 96 years leftnew sale | 883 sqft | S$1,185,000 | S$1,343 psf |
| Aug 2022 | Provence Residence · 06-10 · Executive Condominium · 96 years leftnew sale | 1,044 sqft | S$1,334,000 | S$1,278 psf |
| Aug 2022 | Provence Residence · 06-10 · Executive Condominium · 96 years leftnew sale | 883 sqft | S$1,150,000 | S$1,303 psf |
| Aug 2022 | Provence Residence · 01-05 · Executive Condominium · 96 years leftnew sale | 1,044 sqft | S$1,333,000 | S$1,277 psf |
| Aug 2022 | Provence Residence · 01-05 · Executive Condominium · 96 years leftnew sale | 926 sqft | S$1,157,000 | S$1,250 psf |
| Jun 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,496,000 | S$1,198 psf |
| May 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,145,000 | S$1,297 psf |
| May 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,532,000 | S$1,227 psf |
| Apr 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,612,000 | S$1,291 psf |
| Apr 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,569,000 | S$1,257 psf |
| Apr 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,066 sqft | S$1,262,000 | S$1,184 psf |
| Apr 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,134,000 | S$1,285 psf |
| Mar 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,795,000 | S$1,283 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,698,000 | S$1,213 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,070,000 | S$1,212 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,060,000 | S$1,201 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,563,000 | S$1,252 psf |
| Mar 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,666,000 | S$1,334 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,586,000 | S$1,270 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,352,000 | S$1,295 psf |
| Mar 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,130,000 | S$1,280 psf |
| Mar 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,122,000 | S$1,271 psf |
| Mar 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,112,000 | S$1,260 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,064,000 | S$1,205 psf |
| Mar 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,579,000 | S$1,265 psf |
| Mar 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,047,000 | S$1,131 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,180,000 | S$1,130 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,687,000 | S$1,206 psf |
| Mar 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,198,000 | S$1,357 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,077,000 | S$1,220 psf |
| Mar 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,066,000 | S$1,208 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,066 sqft | S$1,183,000 | S$1,110 psf |
| Feb 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,136,000 | S$1,227 psf |
| Feb 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,587,000 | S$1,271 psf |
| Feb 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,524,000 | S$1,221 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,307,000 | S$1,252 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,299,000 | S$1,244 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,333,000 | S$1,277 psf |
| Feb 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,171,000 | S$1,327 psf |
| Feb 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,124,000 | S$1,273 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,148,000 | S$1,240 psf |
| Feb 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,562,000 | S$1,251 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,227,000 | S$1,175 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,603,000 | S$1,284 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,308,000 | S$1,253 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,152,000 | S$1,103 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,066 sqft | S$1,116,000 | S$1,047 psf |
| Jan 2022 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,119,000 | S$1,268 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,180,000 | S$1,130 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,117,000 | S$1,266 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,111,000 | S$1,259 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,113,000 | S$1,261 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,085,000 | S$1,229 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,073,000 | S$1,216 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,107,000 | S$1,254 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,036,000 | S$1,119 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,049,000 | S$1,133 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,596,000 | S$1,278 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,667,000 | S$1,191 psf |
| Jan 2022 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,129,000 | S$1,279 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,235,000 | S$1,183 psf |
| Jan 2022 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,022,000 | S$1,104 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,068,000 | S$1,154 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,070,000 | S$1,212 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,604,000 | S$1,285 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,445,000 | S$1,157 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,052,000 | S$1,192 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,677,000 | S$1,198 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,206 sqft | S$1,463,000 | S$1,214 psf |
| Dec 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,130,000 | S$1,280 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,110,000 | S$1,258 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,205,000 | S$1,154 psf |
| Dec 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,153,000 | S$1,306 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,046,000 | S$1,130 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$982,000 | S$1,113 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,248,000 | S$1,195 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,101,000 | S$1,247 psf |
| Dec 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,163,000 | S$1,318 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,158,000 | S$1,312 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,096,000 | S$1,242 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,066 sqft | S$1,207,000 | S$1,133 psf |
| Dec 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,117,000 | S$1,266 psf |
| Dec 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,075,000 | S$1,161 psf |
| Nov 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,167,000 | S$1,261 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,120,000 | S$1,210 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale excluded: outlier | 883 sqft | S$940,000 | S$1,065 psf |
| Nov 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,206 sqft | S$1,531,000 | S$1,270 psf |
| Nov 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,206 sqft | S$1,565,000 | S$1,298 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,083,000 | S$1,227 psf |
| Nov 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,140,000 | S$1,292 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,070,000 | S$1,212 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,005,000 | S$1,139 psf |
| Nov 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,126,000 | S$1,276 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,453,000 | S$1,164 psf |
| Nov 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,823,000 | S$1,303 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,216,000 | S$1,165 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 926 sqft | S$1,108,000 | S$1,197 psf |
| Nov 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,096,000 | S$1,242 psf |
| Nov 2021 | Provence Residence · 11-15 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,136,000 | S$1,287 psf |
| Nov 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,249 sqft | S$1,545,000 | S$1,237 psf |
| Oct 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 1,044 sqft | S$1,274,000 | S$1,220 psf |
| Oct 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,151,000 | S$1,304 psf |
| Oct 2021 | Provence Residence · 01-05 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,013,000 | S$1,148 psf |
| Oct 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 1,399 sqft | S$1,751,000 | S$1,251 psf |
| Oct 2021 | Provence Residence · 06-10 · Executive Condominium · 97 years leftnew sale | 883 sqft | S$1,111,000 | S$1,259 psf |
See more
Showing 116 of 132.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Provence Residence · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,200 | S$4.00 psf |
| Q2 2025 | Provence Residence · 1000-1100 sqft · 3 bed · Executive Condominium | S$4,200 | S$4.00 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 92 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 | 87 years | S$1,348,860 | S$1,489,250 | S$1,641,094 | S$1,687,369 |
| 10 years | 82 years | S$1,252,762 | S$1,527,110 | S$1,854,394 | S$1,960,447 |
| 20 years | 72 years | S$1,090,068 | S$1,619,784 | S$2,388,473 | S$2,669,478 |
On a flat market the lease alone costs 26% over 20 years. Prices would need to rise about 1.52% 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.