Saraca Villas
Project page · 99-year lease from 1997
Based on 16 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 2,536 sqft of land, typical for Saraca 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Villa Begonia · 456 m | - | 2,348 sqft | S$3,500,000 | S$1,491 psf | ×1.000 | S$1,491 psf |
| Aug 2026 | Landed, Tamarind Road · 704 m | - | 2,784 sqft | S$3,100,000 | S$1,114 psf | ×1.000 | S$1,114 psf |
| Jun 2026 | Pollen Collection Ii · 316 m | - | 2,669 sqft | S$5,447,000 | S$2,041 psf | ×1.000 | S$2,041 psf |
| Jun 2026 | Pollen Collection Ii · 316 m | - | 2,669 sqft | S$5,398,000 | S$2,022 psf | ×1.000 | S$2,022 psf |
| May 2026 | Nim Collection · 592 m | - | 2,249 sqft | S$4,128,888 | S$1,836 psf | ×1.000 | S$1,836 psf |
| Apr 2026 | Pollen Collection Ii · 316 m | - | 2,540 sqft | S$5,782,000 | S$2,276 psf | ×1.000 | S$2,276 psf |
| Mar 2026 | Pollen Collection Ii · 316 m | - | 2,422 sqft | S$4,903,000 | S$2,024 psf | ×0.999 | S$2,022 psf |
| Jan 2026 | Pollen Collection Ii · 316 m | - | 2,422 sqft | S$4,873,510 | S$2,012 psf | ×0.999 | S$2,010 psf |
| Dec 2025 | Villa Begonia · 456 m | - | 2,287 sqft | S$3,300,000 | S$1,443 psf | ×1.021 | S$1,473 psf |
| Dec 2025 | Pollen Collection Ii · 316 m | - | 2,669 sqft | S$5,125,940 | S$1,920 psf | ×1.021 | S$1,960 psf |
| Dec 2025 | Pollen Collection Ii · 316 m | - | 2,422 sqft | S$4,873,000 | S$2,012 psf | ×1.021 | S$2,054 psf |
| Jun 2025 | Pollen Collection · 179 m | - | 2,605 sqft | S$4,798,000 | S$1,842 psf | ×1.039 | S$1,914 psf |
| Jun 2025 | Saraca Villas | - | 2,821 sqft | S$2,900,000 | S$1,028 psf | ×1.039 | S$1,068 psf |
| Apr 2025 | Villa Begonia · 456 m | - | 2,530 sqft | S$2,900,000 | S$1,146 psf | ×1.039 | S$1,191 psf |
| Dec 2024 | Pollen Collection · 179 m | - | 2,282 sqft | S$4,660,000 | S$2,042 psf | ×1.054 | S$2,152 psf |
| Dec 2024 | Pollen Collection · 179 m | - | 2,691 sqft | S$4,850,000 | S$1,802 psf | ×1.054 | S$1,899 psf |
How accurate is this estimate for Saraca 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$4,912,107?
Buying: Stamp duty on S$4,912,107 · Cash and CPF needed on S$4,912,107 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$4,912,107.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Saraca Terrace
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
- Jing Shan Primary School · 1,575 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,697 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,854 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Mayflower Primary School · 1,886 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,909 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2025 | Saraca Villas · Terrace · 71 years left | 2,821 sqft | S$2,900,000 | S$1,028 psf |
| Dec 2024 | Saraca Villas · Semi-detached · 71 years left | 3,806 sqft | S$3,280,000 | S$862 psf |
| Jun 2024 | Saraca Villas · Terrace · 72 years left | 2,280 sqft | S$2,860,888 | S$1,255 psf |
| Jun 2024 | Saraca Villas · Terrace · 72 years left | 2,490 sqft | S$2,950,000 | S$1,185 psf |
| Jun 2024 | Saraca Villas · Terrace · 72 years left | 1,894 sqft | S$2,450,000 | S$1,293 psf |
| Apr 2024 | Saraca Villas · Terrace · 72 years left | 2,568 sqft | S$2,780,000 | S$1,082 psf |
| Jun 2022 | Saraca Villas · Terrace · 74 years left | 1,904 sqft | S$2,330,000 | S$1,224 psf |
| Mar 2022 | Saraca Villas · Terrace · 74 years left | 1,904 sqft | S$2,050,000 | S$1,077 psf |
| Nov 2021 | Saraca Villas · Semi-detached · 74 years left | 3,100 sqft | S$2,938,000 | S$948 psf |
| Oct 2021 | Saraca Villas · Terrace · 74 years left | 2,987 sqft | S$2,320,000 | S$777 psf |
| Oct 2021 | Saraca Villas · Terrace · 74 years left | 2,536 sqft | S$2,250,000 | S$887 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 69 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 | 64 years | S$4,699,432 | S$5,188,553 | S$5,717,578 | S$5,878,799 |
| 10 years | 59 years | S$4,428,402 | S$5,398,197 | S$6,555,117 | S$6,930,003 |
| 20 years | 49 years | S$3,933,591 | S$5,845,109 | S$8,618,981 | S$9,633,008 |
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.