Chuan Villas
Project page · 99-year lease from 1996
Based on 16 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 1,638 sqft of land, typical for Chuan Villas. 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Chuan Ville · 1409 m | - | 1,654 sqft | S$3,480,000 | S$2,103 psf | ×1.000 | S$2,103 psf |
| Jun 2026 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,480,000 | S$2,155 psf | ×1.000 | S$2,155 psf |
| Mar 2026 | Ardisia Gardens · 1850 m | - | 1,807 sqft | S$3,050,000 | S$1,688 psf | ×0.999 | S$1,686 psf |
| Feb 2026 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,538,888 | S$2,192 psf | ×0.999 | S$2,189 psf |
| Dec 2025 | Chuan Green · 1386 m | - | 1,668 sqft | S$3,200,000 | S$1,918 psf | ×1.021 | S$1,958 psf |
| Dec 2025 | Ardisia Gardens · 1850 m | - | 1,731 sqft | S$3,208,000 | S$1,853 psf | ×1.021 | S$1,892 psf |
| Dec 2025 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,850,000 | S$2,385 psf | ×1.021 | S$2,434 psf |
| Aug 2025 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,480,000 | S$2,155 psf | ×1.031 | S$2,222 psf |
| May 2025 | Chuan Villas | - | 1,687 sqft | S$2,880,000 | S$1,707 psf | ×1.039 | S$1,774 psf |
| Apr 2025 | Chuan Villas | - | 1,638 sqft | S$2,850,000 | S$1,740 psf | ×1.039 | S$1,808 psf |
| Feb 2025 | Ardisia Gardens · 1850 m | - | 1,615 sqft | S$3,180,000 | S$1,970 psf | ×1.050 | S$2,069 psf |
| Feb 2025 | Valvista · 1480 m | - | 1,844 sqft | S$3,168,888 | S$1,719 psf | ×1.050 | S$1,805 psf |
| Dec 2024 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,380,000 | S$2,093 psf | ×1.054 | S$2,206 psf |
| Dec 2024 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,280,000 | S$2,031 psf | ×1.054 | S$2,140 psf |
| Nov 2024 | Ardisia Gardens · 1850 m | - | 1,709 sqft | S$3,000,000 | S$1,755 psf | ×1.054 | S$1,849 psf |
| Nov 2024 | Haus@Serangoon Garden · 1863 m | - | 1,615 sqft | S$3,180,000 | S$1,970 psf | ×1.054 | S$2,075 psf |
How accurate is this estimate for Chuan Villas?
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.
2.44% gross yield
S$82,962 of rent a year against the estimate above · 0.02 points below flats like it
No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$6,913 a month at this size.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$9,500 |
1 URA rental contracts at Chuan Villas since 2025Q4, a median of S$4.22 psf a month on 152.2 sqm.
Buying or selling at S$3,394,428?
Buying: Stamp duty on S$3,394,428 · Cash and CPF needed on S$3,394,428 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,394,428.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Chuan Close
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
- St. Gabriel's Primary School (boys) · 47 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 587 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 904 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- First Toa Payoh Primary School · 1,084 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Townsville Primary School · 1,318 m
- Pei Chun Public School · 1,399 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,410 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 1,924 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kheng Cheng School · 1,938 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,945 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Chuan Villas · Terrace · 70 years left | 1,687 sqft | S$2,880,000 | S$1,707 psf |
| Apr 2025 | Chuan Villas · Terrace · 70 years left | 1,638 sqft | S$2,850,000 | S$1,740 psf |
| Jun 2023 | Chuan Villas · Terrace · 72 years left | 1,615 sqft | S$2,600,000 | S$1,610 psf |
| Apr 2023 | Chuan Villas · Terrace · 72 years left | 1,615 sqft | S$2,600,000 | S$1,610 psf |
| Apr 2023 | Chuan Villas · Terrace · 72 years left | 1,631 sqft | S$2,860,000 | S$1,754 psf |
| Apr 2023 | Chuan Villas · Terrace · 72 years left | 1,618 sqft | S$2,530,000 | S$1,564 psf |
| Mar 2023 | Chuan Villas · Terrace · 72 years left | 4,545 sqft | S$3,600,000 | S$792 psf |
| Jan 2023 | Chuan Villas · Terrace · 72 years left | 2,328 sqft | S$2,750,000 | S$1,181 psf |
| Jan 2023 | Chuan Villas · Terrace · 72 years left | 2,165 sqft | S$2,400,000 | S$1,109 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Chuan Villas · 2000-2500 sqft · Terrace House | S$9,500 | S$4.22 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 68 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 | 63 years | S$3,247,463 | S$3,585,462 | S$3,951,035 | S$4,062,444 |
| 10 years | 58 years | S$3,060,172 | S$3,730,333 | S$4,529,802 | S$4,788,861 |
| 20 years | 48 years | S$2,718,241 | S$4,039,163 | S$5,956,001 | S$6,656,727 |
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.