Limau Villas
Project page · 99-year lease from 1996
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
Valued at 1,615 sqft of land, typical for Limau 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Tanah Merah Green · 955 m | - | 1,634 sqft | S$3,120,000 | S$1,909 psf | ×1.000 | S$1,909 psf |
| Jun 2026 | Kew Vale · 276 m | - | 1,733 sqft | S$2,800,000 | S$1,616 psf | ×1.000 | S$1,616 psf |
| May 2026 | Limau Villas | - | 1,851 sqft | S$3,363,888 | S$1,817 psf | ×1.000 | S$1,817 psf |
| Apr 2026 | Kew Vale · 276 m | - | 1,679 sqft | S$2,920,000 | S$1,739 psf | ×1.000 | S$1,739 psf |
| Oct 2025 | Limau Villas | - | 1,723 sqft | S$2,788,000 | S$1,618 psf | ×1.021 | S$1,651 psf |
| Oct 2025 | Landed, Kew Crescent · 482 m | - | 1,717 sqft | S$3,000,000 | S$1,747 psf | ×1.021 | S$1,784 psf |
| Sept 2025 | Kew Vale · 276 m | - | 1,678 sqft | S$2,800,000 | S$1,669 psf | ×1.031 | S$1,720 psf |
| Jun 2025 | Tanah Merah Green · 955 m | - | 1,640 sqft | S$2,943,888 | S$1,795 psf | ×1.039 | S$1,865 psf |
| Apr 2025 | Kew Vale · 276 m | - | 1,771 sqft | S$2,600,000 | S$1,468 psf | ×1.039 | S$1,526 psf |
| Feb 2025 | Tanah Merah Green · 955 m | - | 1,682 sqft | S$2,800,000 | S$1,664 psf | ×1.050 | S$1,748 psf |
| Dec 2024 | Landed, Kew Crescent · 482 m | - | 1,718 sqft | S$2,830,000 | S$1,647 psf | ×1.054 | S$1,736 psf |
How accurate is this estimate for Limau 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$2,807,693?
Buying: Stamp duty on S$2,807,693 · Cash and CPF needed on S$2,807,693 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$2,807,693.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Limau Rise
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
- Temasek Primary School · 781 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Bedok Green Primary School · 1,254 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,348 m · no 2025 Phase 2C ballot
- Changkat Primary School · 1,695 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,866 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fengshan Primary School · 1,987 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Limau Villas · Terrace · 69 years left | 1,851 sqft | S$3,363,888 | S$1,817 psf |
| Oct 2025 | Limau Villas · Terrace · 69 years left | 1,723 sqft | S$2,788,000 | S$1,618 psf |
| Aug 2025 | Limau Villas · Terrace · 69 years left | 2,371 sqft | S$2,743,000 | S$1,157 psf |
| Feb 2025 | Limau Villas · Terrace · 70 years left | 2,153 sqft | S$2,450,000 | S$1,138 psf |
| Oct 2024 | Limau Villas · Terrace · 70 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Sept 2024 | Limau Villas · Terrace · 70 years left | 1,615 sqft | S$2,718,000 | S$1,683 psf |
| Dec 2023 | Limau Villas · Terrace · 71 years left | 1,615 sqft | S$2,420,000 | S$1,499 psf |
| Oct 2023 | Limau Villas · Terrace · 71 years left | 1,615 sqft | S$2,300,000 | S$1,425 psf |
| Jul 2023 | Limau Villas · Terrace · 72 years left | 1,615 sqft | S$2,250,000 | S$1,394 psf |
| Dec 2022 | Limau Villas · Terrace · 72 years left | 1,851 sqft | S$2,550,000 | S$1,377 psf |
| Oct 2022 | Limau Villas · Terrace · 72 years left | 1,615 sqft | S$2,188,000 | S$1,355 psf |
| Apr 2022 | Limau Villas · Terrace · 73 years left | 1,749 sqft | S$2,280,000 | S$1,304 psf |
| Mar 2022 | Limau Villas · Terrace · 73 years left | 1,615 sqft | S$1,950,000 | S$1,208 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2025 | Limau Villas · 2000-2500 sqft · Terrace House | S$6,300 | S$2.80 psf |
| Q1 2025 | Limau Villas · 2000-2500 sqft · Terrace House | S$5,800 | S$2.58 psf |
| Q4 2024 | Limau Villas · 2000-2500 sqft · Terrace House | S$6,000 | S$2.67 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$2,686,131 | S$2,965,705 | S$3,268,089 | S$3,360,240 |
| 10 years | 58 years | S$2,531,213 | S$3,085,535 | S$3,746,814 | S$3,961,094 |
| 20 years | 48 years | S$2,248,386 | S$3,340,983 | S$4,926,491 | S$5,506,094 |
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.