homequant
condo · 778904

Forest Hills Condominium

Project page · 99-year lease from 2000

Indicative value range
S$1,326,453 – S$1,381,194
Indicative mid S$1,366,475 · S$1,159 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2025Forest Hills Condominium01-051,163 sqftS$1,350,000S$1,161 psf×1.039S$1,207 psf
Apr 2025Forest Hills Condominium01-051,367 sqftS$1,350,000S$988 psf×1.039S$1,026 psf
Mar 2025Forest Hills Condominium01-051,367 sqftS$1,510,000S$1,105 psf×1.050S$1,160 psf
Nov 2024Forest Hills Condominium01-051,044 sqftS$1,148,000S$1,100 psf×1.054S$1,158 psf

How accurate is this estimate for Forest Hills Condominium?

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.

3.34% gross yield

S$45,600 of rent a year against the estimate above · 0.01 points below flats like it

Leases signed here within a quarter of this size run about S$3,800 a month, the middle of 5 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 20261000-1100 sqft2Non-landed PropertiesS$3,900
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,900
Q3 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q2 20261700-1800 sqft4Non-landed PropertiesS$5,500
Q1 20261500-1600 sqft3Non-landed PropertiesS$4,300
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,800
Q4 20251100-1200 sqft3Non-landed PropertiesS$3,800
Q2 20251100-1200 sqft3Non-landed PropertiesS$4,800

median of 5 URA rental contracts at Forest Hills Condominium within a quarter of 109.5 sqm, since 2025Q4.

Buying or selling at S$1,366,475?

Buying: Stamp duty on S$1,366,475 · Cash and CPF needed on S$1,366,475 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,366,475.

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

Primary schools near 27 Transit Road

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2025
Forest Hills Condominium · 01-05 · Condominium · 74 years left
1,163 sqftS$1,350,000S$1,161 psf
Apr 2025
Forest Hills Condominium · 01-05 · Condominium · 74 years left
1,367 sqftS$1,350,000S$988 psf
Apr 2025
Forest Hills Condominium · 01-05 · Condominium · 74 years left
1,798 sqftS$1,978,000S$1,100 psf
Mar 2025
Forest Hills Condominium · 01-05 · Condominium · 74 years left
1,367 sqftS$1,510,000S$1,105 psf
Nov 2024
Forest Hills Condominium · 01-05 · Condominium · 74 years left
1,044 sqftS$1,148,000S$1,100 psf
Feb 2024
Forest Hills Condominium · 01-05 · Condominium · 75 years left
1,163 sqftS$1,260,000S$1,084 psf
Feb 2024
Forest Hills Condominium · 01-05 · Condominium · 75 years left
1,163 sqftS$1,290,000S$1,110 psf
Jan 2024
Forest Hills Condominium · 01-05 · Condominium · 75 years left
1,044 sqftS$1,165,000S$1,116 psf
Dec 2023
Forest Hills Condominium · 01-05 · Condominium · 75 years left
1,227 sqftS$1,328,000S$1,082 psf
Aug 2023
Forest Hills Condominium · 01-05 · Condominium · 75 years left
1,195 sqftS$1,280,000S$1,071 psf
Jul 2023
Forest Hills Condominium · 01-05 · Condominium · 76 years left
1,227 sqftS$1,220,000S$994 psf
May 2023
Forest Hills Condominium · 01-05 · Condominium · 76 years left
1,539 sqftS$1,250,000S$812 psf
Jan 2023
Forest Hills Condominium · 01-05 · Condominium · 76 years left
1,163 sqftS$1,120,000S$963 psf
Nov 2022
Forest Hills Condominium · 01-05 · Condominium · 76 years left
1,163 sqftS$1,050,000S$903 psf
Oct 2022
Forest Hills Condominium · 01-05 · Condominium · 76 years left
1,044 sqftS$930,000S$891 psf
Jul 2022
Forest Hills Condominium · 01-05 · Condominium · 77 years left
1,163 sqftS$1,040,000S$895 psf
Apr 2022
Forest Hills Condominium · 01-05 · Condominium · 77 years left
1,163 sqftS$1,000,000S$860 psf
Apr 2022
Forest Hills Condominium · 01-05 · Condominium · 77 years left
1,582 sqftS$1,280,000S$809 psf
Mar 2022
Forest Hills Condominium · 01-05 · Condominium · 77 years left
1,894 sqftS$1,600,000S$845 psf
Oct 2021
Forest Hills Condominium · 01-05 · Condominium · 77 years left
1,227 sqftS$1,030,888S$840 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$1,335,995S$1,475,047S$1,625,443S$1,671,276
10 years62 yearsS$1,278,151S$1,558,059S$1,891,976S$2,000,178
20 years52 yearsS$1,126,042S$1,673,239S$2,467,297S$2,757,575

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.