Beechwood Terrace
Project page · 99-year lease from 1995
Based on 7 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 2,199 sqft of land, typical for Beechwood Terrace. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Landed, Pinewood Grove · 313 m | - | 1,938 sqft | S$2,688,888 | S$1,388 psf | ×1.000 | S$1,388 psf |
| Jul 2026 | Woodgrove Estate · 271 m | - | 1,970 sqft | S$2,550,000 | S$1,295 psf | ×1.000 | S$1,295 psf |
| Jul 2026 | Woodgrove Estate · 271 m | - | 1,974 sqft | S$2,420,000 | S$1,226 psf | ×1.000 | S$1,226 psf |
| Nov 2025 | Woodgrove Estate · 271 m | - | 1,964 sqft | S$2,370,000 | S$1,206 psf | ×1.021 | S$1,231 psf |
| Oct 2025 | Landed, Pinewood Grove · 313 m | - | 1,938 sqft | S$2,750,000 | S$1,419 psf | ×1.021 | S$1,449 psf |
| Sept 2025 | Century Woods · 306 m | - | 2,240 sqft | S$3,000,000 | S$1,339 psf | ×1.031 | S$1,381 psf |
| Jun 2025 | Landed, Oakwood Grove · 164 m | - | 1,889 sqft | S$2,680,000 | S$1,419 psf | ×1.039 | S$1,474 psf |
How accurate is this estimate for Beechwood Terrace?
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$3,035,927?
Buying: Stamp duty on S$3,035,927 · Cash and CPF needed on S$3,035,927 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$3,035,927.
Each opens with this figure filled in; change anything there.
Primary schools near 12 Beechwood Grove
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
- Fuchun Primary School · 264 m · no 2025 Phase 2C ballot
- Marsiling Primary School · 871 m · no 2025 Phase 2C ballot
- Si Ling Primary School · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Innova Primary School · 1,316 m · no 2025 Phase 2C ballot
- Woodgrove Primary School · 1,429 m · no 2025 Phase 2C ballot
- Woodlands Primary School · 1,759 m · no 2025 Phase 2C ballot
- Qihua Primary School · 1,853 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2024 | Beechwood Terrace · Terrace · 70 years left | 2,198 sqft | S$2,850,000 | S$1,297 psf |
| Sept 2023 | Beechwood Terrace · Terrace · 70 years left | 2,200 sqft | S$2,750,000 | S$1,250 psf |
| May 2022 | Beechwood Terrace · Terrace · 72 years left | 2,131 sqft | S$2,500,000 | S$1,173 psf |
| Nov 2021 | Beechwood Terrace · Terrace · 72 years left | 2,422 sqft | S$2,510,000 | S$1,036 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2025 | Beechwood Terrace · 2500-3000 sqft · Terrace House | S$8,500 | S$3.09 psf |
| Q3 2024 | Beechwood Terrace · 2000-2500 sqft · Terrace House | S$10,500 | S$4.67 psf |
| Q3 2024 | Beechwood Terrace · 2500-3000 sqft · Terrace House | S$8,500 | S$3.09 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 67 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 | 62 years | S$2,904,483 | S$3,206,784 | S$3,533,748 | S$3,633,390 |
| 10 years | 57 years | S$2,736,973 | S$3,336,355 | S$4,051,388 | S$4,283,087 |
| 20 years | 47 years | S$2,431,155 | S$3,612,568 | S$5,326,960 | S$5,953,678 |
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.