Villa Begonia
Project page · 99-year lease from 1994
Based on 12 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
Valued at 2,287 sqft of land, typical for Villa Begonia. Houses differ widely in land and built-up area, so enter yours below for your own range.
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 | Villa Begonia | - | 2,348 sqft | S$3,500,000 | S$1,491 psf | ×1.000 | S$1,491 psf |
| May 2026 | Nim Collection · 723 m | - | 2,249 sqft | S$4,128,888 | S$1,836 psf | ×1.000 | S$1,836 psf |
| Apr 2026 | Pollen Collection Ii · 728 m | - | 2,540 sqft | S$5,782,000 | S$2,276 psf | ×1.000 | S$2,276 psf |
| Mar 2026 | Pollen Collection Ii · 728 m | - | 2,422 sqft | S$4,903,000 | S$2,024 psf | ×0.999 | S$2,022 psf |
| Jan 2026 | Pollen Collection Ii · 728 m | - | 2,422 sqft | S$4,873,510 | S$2,012 psf | ×0.999 | S$2,010 psf |
| Dec 2025 | Villa Begonia | - | 2,287 sqft | S$3,300,000 | S$1,443 psf | ×1.021 | S$1,473 psf |
| Dec 2025 | Pollen Collection Ii · 728 m | - | 2,422 sqft | S$4,873,000 | S$2,012 psf | ×1.021 | S$2,054 psf |
| Jun 2025 | Pollen Collection · 606 m | - | 2,153 sqft | S$4,319,000 | S$2,006 psf | ×1.039 | S$2,085 psf |
| Jun 2025 | Pollen Collection · 606 m | - | 2,605 sqft | S$4,798,000 | S$1,842 psf | ×1.039 | S$1,914 psf |
| Apr 2025 | Villa Begonia | - | 2,530 sqft | S$2,900,000 | S$1,146 psf | ×1.039 | S$1,191 psf |
| Feb 2025 | Nim Collection · 723 m | - | 1,972 sqft | S$3,800,000 | S$1,927 psf | ×1.050 | S$2,024 psf |
| Dec 2024 | Pollen Collection · 606 m | - | 2,282 sqft | S$4,660,000 | S$2,042 psf | ×1.054 | S$2,152 psf |
How accurate is this estimate for Villa Begonia?
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$4,611,584?
Buying: Stamp duty on S$4,611,584 · Cash and CPF needed on S$4,611,584 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$4,611,584.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Begonia 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.
1 to 2 km
- Fernvale Primary School · 1,383 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jing Shan Primary School · 1,852 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Villa Begonia · Terrace · 66 years left | 2,348 sqft | S$3,500,000 | S$1,491 psf |
| Dec 2025 | Villa Begonia · Semi-detached · 67 years left | 2,287 sqft | S$3,300,000 | S$1,443 psf |
| Apr 2025 | Villa Begonia · Semi-detached · 68 years left | 2,530 sqft | S$2,900,000 | S$1,146 psf |
| Oct 2023 | Villa Begonia · Semi-detached · 69 years left | 2,153 sqft | S$2,980,000 | S$1,384 psf |
| Dec 2022 | Villa Begonia · Semi-detached · 70 years left | 2,287 sqft | S$2,900,000 | S$1,268 psf |
| Sept 2022 | Villa Begonia · Semi-detached · 70 years left | 2,259 sqft | S$2,680,000 | S$1,186 psf |
| Apr 2022 | Villa Begonia · Semi-detached · 71 years left | 2,578 sqft | S$2,630,000 | S$1,020 psf |
| Dec 2021 | Villa Begonia · Terrace · 71 years left | 1,763 sqft | S$2,160,000 | S$1,225 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2024 | Villa Begonia · 2500-3000 sqft · Detached House | S$8,000 | S$2.91 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 66 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 | 61 years | S$4,411,921 | S$4,871,117 | S$5,367,776 | S$5,519,133 |
| 10 years | 56 years | S$4,157,472 | S$5,067,935 | S$6,154,074 | S$6,506,024 |
| 20 years | 46 years | S$3,692,933 | S$5,487,504 | S$8,091,671 | S$9,043,659 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% 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.