Poets Villas
Project page · 99-year lease from 2010
Based on 11 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Horizon Green · 735 m | - | 3,305 sqft | S$3,108,000 | S$941 psf | ×1.000 | S$941 psf |
| Jul 2026 | Horizon Green · 735 m | - | 3,111 sqft | S$3,130,000 | S$1,006 psf | ×1.000 | S$1,006 psf |
| Jun 2026 | Horizon Green · 735 m | - | 3,197 sqft | S$3,080,000 | S$963 psf | ×1.000 | S$963 psf |
| Apr 2026 | Horizon Green · 735 m | - | 3,132 sqft | S$2,975,000 | S$950 psf | ×1.000 | S$950 psf |
| Apr 2026 | Poets Villas | - | 3,692 sqft | S$3,100,000 | S$840 psf | ×1.000 | S$840 psf |
| Feb 2026 | Horizon Green · 735 m | - | 3,272 sqft | S$3,230,000 | S$987 psf | ×0.999 | S$986 psf |
| Dec 2025 | Horizon Green · 735 m | - | 3,197 sqft | S$3,068,000 | S$960 psf | ×1.021 | S$980 psf |
| Sept 2025 | Horizon Green · 735 m | - | 3,617 sqft | S$3,300,000 | S$912 psf | ×1.031 | S$941 psf |
| Mar 2025 | Poets Villas | - | 3,477 sqft | S$2,900,000 | S$834 psf | ×1.050 | S$876 psf |
| Nov 2024 | Horizon Green · 735 m | - | 3,111 sqft | S$2,850,000 | S$916 psf | ×1.054 | S$965 psf |
| Nov 2024 | Poets Villas | - | 3,649 sqft | S$3,110,000 | S$852 psf | ×1.054 | S$898 psf |
How accurate is this estimate for Poets Villas?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
Buying or selling at S$3,465,722?
Buying: Stamp duty on S$3,465,722 · Cash and CPF needed on S$3,465,722 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$3,465,722.
Each opens with this figure filled in; change anything there.
Primary schools near 198 Tagore Avenue
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
- CHIJ St. Nicholas Girls' School (girls) · 902 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Anderson Primary School · 1,391 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Mayflower Primary School · 1,632 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,703 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Poets Villas · Strata Semi-detached · 83 years left | 3,692 sqft | S$3,100,000 | S$840 psf |
| Jan 2026 | Poets Villas · Strata Semi-detached · 83 years left | 4,219 sqft | S$3,170,000 | S$751 psf |
| Mar 2025 | Poets Villas · Strata Semi-detached · 84 years left | 3,477 sqft | S$2,900,000 | S$834 psf |
| Nov 2024 | Poets Villas · Strata Semi-detached · 84 years left | 3,649 sqft | S$3,110,000 | S$852 psf |
| Aug 2024 | Poets Villas · Strata Semi-detached · 84 years left | 3,649 sqft | S$3,000,888 | S$822 psf |
| Jul 2024 | Poets Villas · Strata Semi-detached · 85 years left | 3,649 sqft | S$3,060,000 | S$839 psf |
| Sept 2022 | Poets Villas · Strata Semi-detached · 86 years left | 3,251 sqft | S$2,813,000 | S$865 psf |
| May 2022 | Poets Villas · Strata Semi-detached · 87 years left | 3,358 sqft | S$2,518,500 | S$750 psf |
| Feb 2022 | Poets Villas · Strata Semi-detached · 87 years left | 3,240 sqft | S$2,200,000 | S$679 psf |
| Nov 2021 | Poets Villas · Strata Semi-detached · 87 years left | 3,649 sqft | S$2,480,000 | S$680 psf |
| Nov 2021 | Poets Villas · Strata Semi-detached · 87 years left | 4,219 sqft | S$2,560,000 | S$607 psf |
| Nov 2021 | Poets Villas · Strata Semi-detached · 87 years left | 3,412 sqft | S$2,310,000 | S$677 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 82 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 | 77 years | S$3,181,398 | S$3,512,520 | S$3,870,657 | S$3,979,800 |
| 10 years | 72 years | S$3,015,636 | S$3,676,043 | S$4,463,878 | S$4,719,166 |
| 20 years | 62 years | S$2,820,717 | S$4,191,437 | S$6,180,538 | S$6,907,680 |
On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% 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.