Springhill
Project page · 99-year lease from 2002
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Springhill | 01-05 | 2,895 sqft | S$2,406,600 | S$831 psf | ×1.000 | S$831 psf |
| Jul 2026 | Springhill | 01-05 | 3,046 sqft | S$2,580,000 | S$847 psf | ×1.000 | S$847 psf |
| Jul 2026 | Springhill | 01-05 | 2,906 sqft | S$2,350,000 | S$809 psf | ×1.000 | S$809 psf |
| Apr 2026 | Springhill | 01-05 | 3,046 sqft | S$2,480,000 | S$814 psf | ×1.000 | S$814 psf |
| Apr 2026 | Springhill | 01-05 | 2,766 sqft | S$2,300,000 | S$831 psf | ×1.000 | S$831 psf |
| Mar 2026 | Springhill | 01-05 | 2,906 sqft | S$2,280,000 | S$785 psf | ×0.999 | S$784 psf |
| Mar 2026 | Springhill | 01-05 | 2,691 sqft | S$2,250,000 | S$836 psf | ×0.999 | S$835 psf |
| Feb 2026 | Springhill | 01-05 | 2,906 sqft | S$2,340,000 | S$805 psf | ×0.999 | S$804 psf |
| Feb 2026 | Springhill | 01-05 | 3,014 sqft | S$2,408,888 | S$799 psf | ×0.999 | S$798 psf |
| Jan 2026 | Springhill | 01-05 | 2,745 sqft | S$2,000,000 | S$729 psf | ×0.999 | S$728 psf |
How accurate is this estimate for Springhill?
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 house earns against what it costs, set beside what homes like it earn.
3.32% gross yield
S$78,300 of rent a year against the estimate above · 0.72 points above flats like it
Leases signed here within a quarter of this size run about S$6,525 a month, the middle of 4 of them.
In outside the central region, leasehold houses yield 2.60%, from 58 projects. Too few share this home's remaining lease to measure that separately.
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 | 2500-3000 sqft | — | Terrace House | S$6,550 |
| Q2 2026 | 2500-3000 sqft | — | Terrace House | S$6,700 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$6,500 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$5,742 |
| Q3 2025 | 2500-3000 sqft | — | Terrace House | S$6,400 |
| Q2 2025 | 2000-2500 sqft | — | Terrace House | S$6,600 |
| Q2 2025 | 2500-3000 sqft | — | Terrace House | S$6,600 |
| Q2 2025 | 2500-3000 sqft | — | Terrace House | S$6,500 |
median of 4 URA rental contracts at Springhill within a quarter of 270 sqm, since 2025Q4.
Buying or selling at S$2,358,040?
Buying: Stamp duty on S$2,358,040 · Cash and CPF needed on S$2,358,040 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,358,040.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Sembawang 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
- Sembawang Primary School · 486 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Wellington Primary School · 1,170 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,242 m · no 2025 Phase 2C ballot
- Canberra Primary School · 1,299 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,365 m · no 2025 Phase 2C ballot
- Jiemin Primary School · 1,473 m · no 2025 Phase 2C ballot
- Endeavour Primary School · 1,545 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,715 m · no 2025 Phase 2C ballot
- Chongfu School · 1,727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,924 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Northoaks Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Springhill · 01-05 · Strata Terrace · 74 years left | 2,895 sqft | S$2,406,600 | S$831 psf |
| Jul 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 3,046 sqft | S$2,580,000 | S$847 psf |
| Jul 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,906 sqft | S$2,350,000 | S$809 psf |
| Apr 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 3,046 sqft | S$2,480,000 | S$814 psf |
| Apr 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,766 sqft | S$2,300,000 | S$831 psf |
| Mar 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,691 sqft | S$2,250,000 | S$836 psf |
| Mar 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,906 sqft | S$2,280,000 | S$785 psf |
| Feb 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 3,014 sqft | S$2,408,888 | S$799 psf |
| Feb 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,906 sqft | S$2,340,000 | S$805 psf |
| Jan 2026 | Springhill · 01-05 · Strata Terrace · 75 years left | 2,745 sqft | S$2,000,000 | S$729 psf |
| Jul 2025 | Springhill · 01-05 · Strata Terrace · 76 years left | 3,014 sqft | S$2,300,000 | S$763 psf |
| Mar 2025 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,906 sqft | S$2,325,000 | S$800 psf |
| Feb 2025 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,766 sqft | S$2,250,000 | S$813 psf |
| Feb 2025 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,906 sqft | S$2,350,000 | S$809 psf |
| Oct 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 3,014 sqft | S$2,298,000 | S$762 psf |
| Oct 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 3,014 sqft | S$2,300,000 | S$763 psf |
| Sept 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,895 sqft | S$2,250,000 | S$777 psf |
| Sept 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,906 sqft | S$2,350,000 | S$809 psf |
| Sept 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 2,982 sqft | S$2,188,000 | S$734 psf |
| Aug 2024 | Springhill · 01-05 · Strata Terrace · 76 years left | 3,014 sqft | S$2,275,000 | S$755 psf |
| Jul 2024 | Springhill · 01-05 · Strata Terrace · 77 years left | 2,906 sqft | S$2,330,000 | S$802 psf |
| Jun 2024 | Springhill · 01-05 · Strata Terrace · 77 years left | 2,734 sqft | S$2,208,000 | S$808 psf |
| May 2024 | Springhill · 01-05 · Strata Terrace · 77 years left | 3,132 sqft | S$2,320,000 | S$741 psf |
| Apr 2024 | Springhill · 01-05 · Strata Terrace · 77 years left | 3,089 sqft | S$2,250,000 | S$728 psf |
| Mar 2024 | Springhill · 01-05 · Strata Terrace · 77 years left | 2,745 sqft | S$2,100,000 | S$765 psf |
| Sept 2023 | Springhill · 01-05 · Strata Terrace · 77 years left | 3,122 sqft | S$2,250,000 | S$721 psf |
| Jun 2023 | Springhill · 01-05 · Strata Terrace · 78 years left excluded: outlier | 3,261 sqft | S$2,100,000 | S$644 psf |
| May 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,906 sqft | S$2,200,000 | S$757 psf |
| Apr 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,960 sqft | S$2,100,000 | S$709 psf |
| Apr 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,906 sqft | S$2,100,000 | S$723 psf |
| Apr 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,745 sqft | S$1,900,000 | S$692 psf |
| Mar 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,960 sqft | S$2,100,000 | S$709 psf |
| Feb 2023 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,949 sqft | S$2,000,000 | S$678 psf |
| Nov 2022 | Springhill · 01-05 · Strata Terrace · 78 years left | 3,444 sqft | S$2,138,000 | S$621 psf |
| Oct 2022 | Springhill · 01-05 · Strata Terrace · 78 years left | 3,046 sqft | S$2,038,000 | S$669 psf |
| Sept 2022 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,906 sqft | S$2,050,000 | S$705 psf |
| Sept 2022 | Springhill · 01-05 · Strata Terrace · 78 years left | 2,906 sqft | S$2,080,000 | S$716 psf |
| Jun 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 3,014 sqft | S$1,940,000 | S$644 psf |
| May 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 2,766 sqft | S$1,828,000 | S$661 psf |
| Apr 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 2,960 sqft | S$1,808,000 | S$611 psf |
| Mar 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 3,014 sqft | S$1,930,000 | S$640 psf |
| Mar 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 3,014 sqft | S$1,950,000 | S$647 psf |
| Jan 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 3,014 sqft | S$1,740,000 | S$577 psf |
| Jan 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 2,906 sqft | S$1,900,000 | S$654 psf |
| Jan 2022 | Springhill · 01-05 · Strata Terrace · 79 years left | 2,906 sqft | S$1,780,000 | S$612 psf |
| Dec 2021 | Springhill · 01-05 · Strata Terrace · 79 years left | 2,885 sqft | S$1,830,000 | S$634 psf |
| Oct 2021 | Springhill · 01-05 · Strata Terrace · 79 years left | 3,175 sqft | S$1,700,000 | S$535 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Springhill · 2500-3000 sqft · Terrace House | S$6,550 | S$2.38 psf |
| Q2 2026 | Springhill · 2500-3000 sqft · Terrace House | S$6,700 | S$2.44 psf |
| Q2 2026 | Springhill · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q2 2026 | Springhill · 2000-2500 sqft · Terrace House | S$5,742 | S$2.55 psf |
| Q3 2025 | Springhill · 2500-3000 sqft · Terrace House | S$6,400 | S$2.33 psf |
| Q2 2025 | Springhill · 2000-2500 sqft · Terrace House | S$6,600 | S$2.93 psf |
| Q2 2025 | Springhill · 2500-3000 sqft · Terrace House | S$6,600 | S$2.40 psf |
| Q2 2025 | Springhill · 2500-3000 sqft · Terrace House | S$6,500 | S$2.36 psf |
| Q1 2025 | Springhill · 2500-3000 sqft · Terrace House | S$7,500 | S$2.73 psf |
| Q4 2024 | Springhill · 2500-3000 sqft · Terrace House | S$6,800 | S$2.47 psf |
| Q3 2024 | Springhill · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q3 2024 | Springhill · 2500-3000 sqft · Terrace House | S$6,550 | S$2.38 psf |
| Q3 2024 | Springhill · 2500-3000 sqft · Terrace House | S$5,200 | S$1.89 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 74 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 | 69 years | S$2,305,444 | S$2,545,396 | S$2,804,925 | S$2,884,016 |
| 10 years | 64 years | S$2,205,625 | S$2,688,645 | S$3,264,864 | S$3,451,581 |
| 20 years | 54 years | S$1,943,140 | S$2,887,404 | S$4,257,659 | S$4,758,575 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.