Parry Green
Project page · 99-year lease from 1996
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 1,633 sqft of land, typical for Parry Green. 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 | Park Villas · 486 m | - | 1,615 sqft | S$2,930,000 | S$1,815 psf | ×1.000 | S$1,815 psf |
| Aug 2026 | Parry Green | - | 1,633 sqft | S$2,790,000 | S$1,709 psf | ×1.000 | S$1,709 psf |
| Jul 2026 | Park Villas · 486 m | - | 1,616 sqft | S$3,100,000 | S$1,919 psf | ×1.000 | S$1,919 psf |
| Jun 2026 | Park Villas · 486 m | - | 1,620 sqft | S$2,780,000 | S$1,716 psf | ×1.000 | S$1,716 psf |
| Mar 2026 | Park Villas · 486 m | - | 1,816 sqft | S$2,800,000 | S$1,542 psf | ×0.999 | S$1,540 psf |
| Mar 2026 | Henley Gardens · 977 m | - | 1,615 sqft | S$3,180,000 | S$1,970 psf | ×0.999 | S$1,967 psf |
| Dec 2025 | Princeton Vale · 446 m | - | 1,709 sqft | S$2,750,000 | S$1,609 psf | ×1.021 | S$1,642 psf |
| Nov 2025 | Park Villas · 486 m | - | 1,615 sqft | S$2,758,000 | S$1,708 psf | ×1.021 | S$1,744 psf |
| Nov 2025 | Park Villas · 486 m | - | 1,619 sqft | S$2,778,000 | S$1,716 psf | ×1.021 | S$1,752 psf |
| Nov 2025 | Henley Gardens · 977 m | - | 1,616 sqft | S$2,688,888 | S$1,664 psf | ×1.021 | S$1,699 psf |
| Oct 2025 | Parry Green | - | 1,615 sqft | S$2,400,000 | S$1,486 psf | ×1.021 | S$1,517 psf |
| Sept 2025 | Parry Green | - | 1,620 sqft | S$2,788,888 | S$1,722 psf | ×1.031 | S$1,775 psf |
| Jul 2025 | Park Villas · 486 m | - | 1,626 sqft | S$2,958,888 | S$1,819 psf | ×1.031 | S$1,875 psf |
| Feb 2025 | Park Villas · 486 m | - | 1,615 sqft | S$2,888,000 | S$1,789 psf | ×1.050 | S$1,879 psf |
| Dec 2024 | Park Villas · 486 m | - | 1,648 sqft | S$2,908,888 | S$1,765 psf | ×1.054 | S$1,860 psf |
| Nov 2024 | Park Villas · 486 m | - | 1,630 sqft | S$3,100,000 | S$1,902 psf | ×1.054 | S$2,004 psf |
How accurate is this estimate for Parry Green?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Parry Green since.
- Median error
- 11.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
1.86% gross yield
S$53,493 of rent a year against the estimate above · 0.6 points below flats like it
No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$4,458 a month at this size.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 projects.
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 |
|---|---|---|---|---|
| Q4 2025 | 2500-3000 sqft | — | Terrace House | S$7,500 |
1 URA rental contracts at Parry Green since 2025Q4, a median of S$2.73 psf a month on 151.7 sqm.
Buying or selling at S$2,878,869?
Buying: Stamp duty on S$2,878,869 · Cash and CPF needed on S$2,878,869 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,878,869.
Each opens with this figure filled in; change anything there.
Primary schools near 12 Limbok 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.
Within about 1 km
- Rosyth School · 675 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 811 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,250 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,481 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,532 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,630 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,687 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,899 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yangzheng Primary School · 1,996 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Parry Green · Terrace · 68 years left | 1,633 sqft | S$2,790,000 | S$1,709 psf |
| Dec 2025 | Parry Green · Terrace · 69 years left | 2,187 sqft | S$2,800,000 | S$1,280 psf |
| Oct 2025 | Parry Green · Terrace · 69 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Sept 2025 | Parry Green · Terrace · 69 years left | 1,620 sqft | S$2,788,888 | S$1,722 psf |
| Apr 2024 | Parry Green · Terrace · 71 years left | 1,623 sqft | S$2,780,000 | S$1,713 psf |
| Jun 2023 | Parry Green · Terrace · 72 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Oct 2022 | Parry Green · Semi-detached · 72 years left | 3,446 sqft | S$2,800,000 | S$813 psf |
| Mar 2022 | Parry Green · Terrace · 73 years left | 1,617 sqft | S$2,188,888 | S$1,354 psf |
| Jan 2022 | Parry Green · Terrace · 73 years left | 1,704 sqft | S$2,085,000 | S$1,224 psf |
| Nov 2021 | Parry Green · Terrace · 73 years left | 1,668 sqft | S$2,030,000 | S$1,217 psf |
Showing 10 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q4 2025 | Parry Green · 2500-3000 sqft · Terrace House | S$7,500 | S$2.73 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$2,754,225 | S$3,040,887 | S$3,350,936 | S$3,445,424 |
| 10 years | 58 years | S$2,595,381 | S$3,163,754 | S$3,841,797 | S$4,061,509 |
| 20 years | 48 years | S$2,305,384 | S$3,425,679 | S$5,051,379 | S$5,645,676 |
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.