President Gardens
Project page · Freehold
Based on 17 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 2,273 sqft of land, typical for President Gardens. 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 | Fudu Park · 488 m | - | 1,974 sqft | S$4,480,000 | S$2,269 psf | ×1.000 | S$2,269 psf |
| Aug 2026 | Chip Thye Garden · 533 m | - | 2,160 sqft | S$4,960,000 | S$2,296 psf | ×1.000 | S$2,296 psf |
| Jul 2026 | President Gardens | - | 2,269 sqft | S$4,550,000 | S$2,005 psf | ×1.000 | S$2,005 psf |
| Jun 2026 | The Countryside · 502 m | - | 2,524 sqft | S$5,400,000 | S$2,139 psf | ×1.000 | S$2,139 psf |
| May 2026 | Chip Thye Garden · 533 m | - | 2,160 sqft | S$4,580,000 | S$2,120 psf | ×1.000 | S$2,120 psf |
| Jan 2026 | Chip Thye Garden · 533 m | - | 2,160 sqft | S$4,300,000 | S$1,990 psf | ×0.999 | S$1,988 psf |
| Jan 2026 | The Countryside · 502 m | - | 2,583 sqft | S$5,100,000 | S$1,974 psf | ×0.999 | S$1,972 psf |
| Nov 2025 | Chip Thye Garden · 533 m | - | 2,160 sqft | S$4,380,000 | S$2,027 psf | ×1.021 | S$2,069 psf |
| Oct 2025 | Lentor Villas · 804 m | - | 2,128 sqft | S$4,780,000 | S$2,246 psf | ×1.021 | S$2,293 psf |
| Aug 2025 | President Gardens | - | 2,277 sqft | S$4,650,000 | S$2,043 psf | ×1.031 | S$2,105 psf |
| Jun 2025 | Florissa Park · 475 m | - | 2,253 sqft | S$4,470,000 | S$1,984 psf | ×1.039 | S$2,062 psf |
| Jun 2025 | The Countryside · 502 m | - | 2,583 sqft | S$4,850,000 | S$1,877 psf | ×1.039 | S$1,951 psf |
| Jun 2025 | Lentor Villas · 804 m | - | 2,272 sqft | S$4,600,000 | S$2,024 psf | ×1.039 | S$2,104 psf |
| Jun 2025 | Lentor Villas · 804 m | - | 2,280 sqft | S$4,453,800 | S$1,954 psf | ×1.039 | S$2,030 psf |
| Jan 2025 | Lentor Villas · 804 m | - | 2,278 sqft | S$4,300,000 | S$1,888 psf | ×1.050 | S$1,983 psf |
| Nov 2024 | Lentor Villas · 804 m | - | 2,278 sqft | S$4,220,000 | S$1,853 psf | ×1.054 | S$1,952 psf |
| Nov 2024 | Lentor Villas · 804 m | - | 2,170 sqft | S$4,230,000 | S$1,949 psf | ×1.054 | S$2,054 psf |
How accurate is this estimate for President Gardens?
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.
1.68% gross yield
S$78,600 of rent a year against the estimate above · 0.11 points below flats like it
Leases signed here within a quarter of this size run about S$6,550 a month, the middle of 2 of them.
In outside the central region, freehold houses yield 1.79%, from 668 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$6,800 |
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$6,300 |
| Q3 2025 | 2500-3000 sqft | — | Terrace House | S$7,200 |
| Q3 2025 | 2500-3000 sqft | — | Terrace House | S$6,200 |
| Q2 2025 | 4000-4500 sqft | — | Terrace House | S$8,000 |
| Q2 2025 | 2500-3000 sqft | — | Terrace House | S$6,000 |
| Q2 2025 | 2000-2500 sqft | — | Terrace House | S$5,500 |
| Q4 2024 | 2000-2500 sqft | — | Terrace House | S$6,000 |
median of 2 URA rental contracts at President Gardens within a quarter of 211.2 sqm, since 2025Q4.
Buying or selling at S$4,686,919?
Buying: Stamp duty on S$4,686,919 · Cash and CPF needed on S$4,686,919 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,686,919.
Each opens with this figure filled in; change anything there.
Primary schools near 12 Lentor Loop
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
- Anderson Primary School · 449 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Mayflower Primary School · 1,178 m · no 2025 Phase 2C ballot
- CHIJ St. Nicholas Girls' School (girls) · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ang Mo Kio Primary School · 1,816 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | President Gardens · Terrace | 2,269 sqft | S$4,550,000 | S$2,005 psf |
| Aug 2025 | President Gardens · Terrace | 2,277 sqft | S$4,650,000 | S$2,043 psf |
| Jul 2024 | President Gardens · Terrace | 2,340 sqft | S$3,500,000 | S$1,496 psf |
| Jun 2024 | President Gardens · Terrace | 2,267 sqft | S$4,130,000 | S$1,822 psf |
| May 2024 | President Gardens · Terrace | 2,255 sqft | S$4,450,000 | S$1,973 psf |
| Oct 2023 | President Gardens · Terrace | 1,989 sqft | S$3,780,000 | S$1,900 psf |
| Mar 2023 | President Gardens · Terrace | 2,258 sqft | S$3,600,000 | S$1,594 psf |
| Oct 2022 | President Gardens · Terrace | 3,850 sqft | S$5,308,000 | S$1,379 psf |
| Oct 2021 | President Gardens · Terrace | 3,707 sqft | S$4,380,000 | S$1,182 psf |
Showing 9 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | President Gardens · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
| Q4 2025 | President Gardens · 2000-2500 sqft · Terrace House | S$6,300 | S$2.80 psf |
| Q3 2025 | President Gardens · 2500-3000 sqft · Terrace House | S$7,200 | S$2.62 psf |
| Q3 2025 | President Gardens · 2500-3000 sqft · Terrace House | S$6,200 | S$2.25 psf |
| Q2 2025 | President Gardens · 4000-4500 sqft · Terrace House | S$8,000 | S$1.88 psf |
| Q2 2025 | President Gardens · 2500-3000 sqft · Terrace House | S$6,000 | S$2.18 psf |
| Q2 2025 | President Gardens · 2000-2500 sqft · Terrace House | S$5,500 | S$2.44 psf |
| Q4 2024 | President Gardens · 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.
Indicative estimate from comparable caveats. Not a formal valuation.