homequant
executive condominium · 768965

Lilydale

Project page · 99-year lease from 2000

Indicative value range
S$1,087,194 – S$1,173,831
Indicative mid S$1,113,767 · S$932 psf

Based on 6 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 2026Lilydale01-051,195 sqftS$1,080,000S$904 psf×1.000S$904 psf
May 2026Lilydale01-051,195 sqftS$1,058,888S$886 psf×1.000S$886 psf
Mar 2026Lilydale06-101,195 sqftS$1,208,000S$1,011 psf×0.999S$1,010 psf
Feb 2026Lilydale01-051,238 sqftS$1,150,000S$929 psf×0.999S$928 psf
Jan 2026Lilydale11-151,195 sqftS$1,120,000S$937 psf×0.999S$936 psf
Dec 2025Lilydale06-101,195 sqftS$1,168,000S$978 psf×1.021S$998 psf

How accurate is this estimate for Lilydale?

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

Median error
3.8%

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.

4.26% gross yield

S$47,400 of rent a year against the estimate above · 0.91 points above flats like it

Leases signed here within a quarter of this size run about S$3,950 a month, the middle of 44 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 20262100-2200 sqft3Executive CondominiumS$5,000
Q3 20261100-1200 sqft3Executive CondominiumS$4,500
Q3 20261100-1200 sqft3Executive CondominiumS$4,500
Q3 20261200-1300 sqft3Executive CondominiumS$4,450
Q3 20261200-1300 sqft3Executive CondominiumS$4,400
Q3 20261200-1300 sqft3Executive CondominiumS$4,400
Q3 20261200-1300 sqft3Executive CondominiumS$4,400
Q3 20261200-1300 sqft3Executive CondominiumS$4,400

median of 44 URA rental contracts at Lilydale within a quarter of 111 sqm, since 2025Q4.

Buying or selling at S$1,113,767?

Buying: Stamp duty on S$1,113,767 · Cash and CPF needed on S$1,113,767 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,113,767.

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

Primary schools near 558 Yishun Avenue 6

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
Aug 2026
Lilydale · 11-15 · Executive Condominium · 72 years left
2,551 sqftS$1,925,000S$755 psf
Aug 2026
Lilydale · 01-05 · Executive Condominium · 72 years left
1,195 sqftS$1,080,000S$904 psf
May 2026
Lilydale · 01-05 · Executive Condominium · 73 years left
excluded: outlier
1,356 sqftS$1,100,000S$811 psf
May 2026
Lilydale · 01-05 · Executive Condominium · 73 years left
1,195 sqftS$1,058,888S$886 psf
Mar 2026
Lilydale · 06-10 · Executive Condominium · 73 years left
1,195 sqftS$1,208,000S$1,011 psf
Feb 2026
Lilydale · 01-05 · Executive Condominium · 73 years left
1,238 sqftS$1,150,000S$929 psf
Jan 2026
Lilydale · 11-15 · Executive Condominium · 73 years left
1,195 sqftS$1,120,000S$937 psf
Dec 2025
Lilydale · 06-10 · Executive Condominium · 73 years left
1,195 sqftS$1,168,000S$978 psf
Sept 2025
Lilydale · 01-05 · Executive Condominium · 73 years left
1,195 sqftS$1,050,000S$879 psf
Sept 2025
Lilydale · 11-15 · Executive Condominium · 73 years left
1,195 sqftS$1,150,000S$963 psf
Aug 2025
Lilydale · 06-10 · Executive Condominium · 73 years left
1,238 sqftS$1,148,000S$927 psf
Jul 2025
Lilydale · 01-05 · Executive Condominium · 74 years left
1,227 sqftS$1,198,000S$976 psf
Jun 2025
Lilydale · 11-15 · Executive Condominium · 74 years left
1,195 sqftS$1,200,000S$1,004 psf
Jun 2025
Lilydale · 01-05 · Executive Condominium · 74 years left
1,270 sqftS$1,143,000S$900 psf
Mar 2025
Lilydale · 01-05 · Executive Condominium · 74 years left
1,195 sqftS$1,150,000S$963 psf
Oct 2024
Lilydale · 06-10 · Executive Condominium · 74 years left
1,195 sqftS$1,130,000S$946 psf
Aug 2024
Lilydale · 01-05 · Executive Condominium · 74 years left
1,227 sqftS$1,100,000S$896 psf
Jul 2024
Lilydale · 06-10 · Executive Condominium · 75 years left
1,259 sqftS$1,125,000S$893 psf
Jul 2024
Lilydale · 01-05 · Executive Condominium · 75 years left
1,227 sqftS$1,110,000S$905 psf
May 2024
Lilydale · 01-05 · Executive Condominium · 75 years left
1,195 sqftS$1,048,000S$877 psf
May 2024
Lilydale · 11-15 · Executive Condominium · 75 years left
1,195 sqftS$1,125,000S$942 psf
Mar 2024
Lilydale · 06-10 · Executive Condominium · 75 years left
1,195 sqftS$1,095,000S$916 psf
Mar 2024
Lilydale · 01-05 · Executive Condominium · 75 years left
excluded: outlier
1,421 sqftS$1,420,000S$999 psf
Feb 2024
Lilydale · 01-05 · Executive Condominium · 75 years left
1,238 sqftS$1,100,000S$889 psf
Feb 2024
Lilydale · 01-05 · Executive Condominium · 75 years left
1,195 sqftS$1,065,000S$891 psf
Jan 2024
Lilydale · 11-15 · Executive Condominium · 75 years left
1,227 sqftS$1,200,000S$978 psf
Dec 2023
Lilydale · 01-05 · Executive Condominium · 75 years left
1,227 sqftS$1,090,000S$888 psf
Dec 2023
Lilydale · 11-15 · Executive Condominium · 75 years left
2,551 sqftS$1,660,000S$651 psf
Dec 2023
Lilydale · 01-05 · Executive Condominium · 75 years left
1,389 sqftS$1,250,000S$900 psf
Nov 2023
Lilydale · 01-05 · Executive Condominium · 75 years left
excluded: outlier
1,356 sqftS$1,100,000S$811 psf
Jun 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
excluded: outlier
1,399 sqftS$1,300,000S$929 psf
May 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
1,195 sqftS$1,035,000S$866 psf
Apr 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
1,195 sqftS$1,050,000S$879 psf
Apr 2023
Lilydale · 06-10 · Executive Condominium · 76 years left
1,195 sqftS$1,070,000S$896 psf
Apr 2023
Lilydale · 06-10 · Executive Condominium · 76 years left
1,195 sqftS$1,010,000S$845 psf
Mar 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
1,238 sqftS$1,080,000S$872 psf
Mar 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
1,270 sqftS$1,038,888S$818 psf
Jan 2023
Lilydale · 01-05 · Executive Condominium · 76 years left
1,195 sqftS$952,000S$797 psf
Nov 2022
Lilydale · 01-05 · Executive Condominium · 76 years left
1,313 sqftS$1,035,000S$788 psf
Nov 2022
Lilydale · 11-15 · Executive Condominium · 76 years left
1,195 sqftS$980,000S$820 psf
Oct 2022
Lilydale · 11-15 · Executive Condominium · 76 years left
1,195 sqftS$980,000S$820 psf
Oct 2022
Lilydale · 01-05 · Executive Condominium · 76 years left
1,195 sqftS$930,000S$778 psf
Sept 2022
Lilydale · 06-10 · Executive Condominium · 76 years left
1,238 sqftS$986,888S$797 psf
Sept 2022
Lilydale · 01-05 · Executive Condominium · 76 years left
1,195 sqftS$968,000S$810 psf
Aug 2022
Lilydale · 06-10 · Executive Condominium · 76 years left
1,195 sqftS$975,000S$816 psf
Aug 2022
Lilydale · 06-10 · Executive Condominium · 76 years left
1,195 sqftS$982,000S$822 psf
Jul 2022
Lilydale · 01-05 · Executive Condominium · 77 years left
excluded: outlier
1,356 sqftS$990,000S$730 psf
Jun 2022
Lilydale · 01-05 · Executive Condominium · 77 years left
1,238 sqftS$930,000S$751 psf
Jun 2022
Lilydale · 01-05 · Executive Condominium · 77 years left
1,195 sqftS$920,000S$770 psf
Jun 2022
Lilydale · 06-10 · Executive Condominium · 77 years left
1,227 sqftS$960,000S$782 psf
May 2022
Lilydale · 11-15 · Executive Condominium · 77 years left
1,238 sqftS$930,000S$751 psf
May 2022
Lilydale · 01-05 · Executive Condominium · 77 years left
1,206 sqftS$920,000S$763 psf
May 2022
Lilydale · 11-15 · Executive Condominium · 77 years left
1,195 sqftS$989,000S$828 psf
May 2022
Lilydale · 11-15 · Executive Condominium · 77 years left
excluded: outlier
1,195 sqftS$1,060,000S$887 psf
Nov 2021
Lilydale · 01-05 · Executive Condominium · 77 years left
1,238 sqftS$925,000S$747 psf
Nov 2021
Lilydale · 06-10 · Executive Condominium · 77 years left
1,206 sqftS$915,000S$759 psf
Nov 2021
Lilydale · 01-05 · Executive Condominium · 77 years left
1,195 sqftS$855,000S$716 psf
Oct 2021
Lilydale · 06-10 · Executive Condominium · 77 years left
1,195 sqftS$881,000S$737 psf
Oct 2021
Lilydale · 06-10 · Executive Condominium · 77 years left
1,238 sqftS$873,000S$705 psf

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$1,088,925S$1,202,261S$1,324,843S$1,362,201
10 years62 yearsS$1,041,778S$1,269,921S$1,542,086S$1,630,277
20 years52 yearsS$917,799S$1,363,801S$2,011,010S$2,247,606

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.