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landed, sizes are land area · 578011

Thomson Rise Estate

Project page · Freehold

Indicative value range
S$9,730,593 – S$13,133,090
Indicative mid S$10,239,259 · S$1,828 psf

Based on 5 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

Valued at 5,600 sqft of land, typical for Thomson Rise Estate. Houses differ widely in land and built-up area, so enter yours below for your own range.

Freehold tenure: the lease method is for 99-year leasehold only.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Thomson Rise Estate-5,309 sqftS$12,500,000S$2,355 psf×1.000S$2,355 psf
Oct 2025Thomson Rise Estate-5,600 sqftS$10,280,000S$1,836 psf×0.996S$1,828 psf
Sept 2025Thomson Rise Estate-5,604 sqftS$13,100,000S$2,338 psf×1.003S$2,345 psf
May 2025Thomson Rise Estate-6,000 sqftS$8,290,000S$1,382 psf×1.006S$1,390 psf
Dec 2024Thomson Rise Estate-6,000 sqftS$10,300,000S$1,717 psf×1.012S$1,737 psf

How accurate is this estimate for Thomson Rise Estate?

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.

1.82% gross yield

S$186,000 of rent a year against the estimate above · 0.29 points above flats like it

Leases signed here within a quarter of this size run about S$15,500 a month, the middle of 1 of them.

In the rest of the central region, freehold houses yield 1.53%, from 266 projects. Too few share this home's remaining lease to measure that separately.

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
Q2 20265000-5500 sqft—Detached HouseS$15,500
Q1 20261500-2000 sqft—Terrace HouseS$6,300
Q4 20252000-2500 sqft—Detached HouseS$10,000
Q2 20253000-3500 sqft—Detached HouseS$9,000
Q1 20251000-1500 sqft—Detached HouseS$6,100
Q4 20242000-2500 sqft—Detached HouseS$10,000
Q3 20242000-2500 sqft—Detached HouseS$7,000

median of 1 URA rental contracts at Thomson Rise Estate within a quarter of 520.3 sqm, since 2025Q4.

Buying or selling at S$10,239,259?

Buying: Stamp duty on S$10,239,259 · Cash and CPF needed on S$10,239,259 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$10,239,259.

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

Primary schools near 11 Jalan Insaf

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
Jul 2026
Thomson Rise Estate · Detached
5,309 sqftS$12,500,000S$2,355 psf
Oct 2025
Thomson Rise Estate · Detached
5,600 sqftS$10,280,000S$1,836 psf
Sept 2025
Thomson Rise Estate · Detached
5,604 sqftS$13,100,000S$2,338 psf
May 2025
Thomson Rise Estate · Detached
6,000 sqftS$8,290,000S$1,382 psf
Dec 2024
Thomson Rise Estate · Detached
6,000 sqftS$10,300,000S$1,717 psf
May 2024
Thomson Rise Estate · Detached
5,600 sqftS$11,200,000S$2,000 psf
Sept 2023
Thomson Rise Estate · Semi-detached
2,986 sqftS$5,718,000S$1,915 psf
Aug 2023
Thomson Rise Estate · Detached
5,600 sqftS$9,500,000S$1,696 psf
Mar 2022
Thomson Rise Estate · Semi-detached
2,798 sqftS$4,800,000S$1,716 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.