Happy Estate
Project page · Freehold
Based on 18 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 3,672 sqft of land, typical for Happy Estate. 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 | Thomson Hills Estate · 203 m | - | 3,364 sqft | S$8,850,000 | S$2,631 psf | ×1.000 | S$2,631 psf |
| May 2026 | Sembawang Hills Estate · 261 m | - | 3,871 sqft | S$5,850,000 | S$1,511 psf | ×1.000 | S$1,511 psf |
| May 2026 | Shangri-La Park · 807 m | - | 3,700 sqft | S$6,709,000 | S$1,813 psf | ×1.000 | S$1,813 psf |
| May 2026 | Thomson Hills Estate · 203 m | - | 3,504 sqft | S$5,950,000 | S$1,698 psf | ×1.000 | S$1,698 psf |
| Feb 2026 | Landed, Yio Chu Kang Gardens · 930 m | - | 3,511 sqft | S$5,338,888 | S$1,521 psf | ×0.999 | S$1,519 psf |
| Jan 2026 | Shangri-La Park · 807 m | - | 3,295 sqft | S$5,628,800 | S$1,708 psf | ×0.999 | S$1,706 psf |
| Jan 2026 | Mun Wah Garden · 506 m | - | 4,081 sqft | S$8,038,888 | S$1,970 psf | ×0.999 | S$1,968 psf |
| Dec 2025 | Happy Estate | - | 3,296 sqft | S$5,480,000 | S$1,663 psf | ×1.021 | S$1,697 psf |
| Nov 2025 | Wellington Park · 829 m | - | 3,288 sqft | S$6,080,000 | S$1,849 psf | ×1.021 | S$1,887 psf |
| Nov 2025 | Landed, Thomson Green · 366 m | - | 3,984 sqft | S$6,350,000 | S$1,594 psf | ×1.021 | S$1,627 psf |
| Oct 2025 | Happy Estate | - | 3,591 sqft | S$5,800,000 | S$1,615 psf | ×1.021 | S$1,649 psf |
| Jul 2025 | Sembawang Hills Estate · 261 m | - | 3,216 sqft | S$5,100,000 | S$1,586 psf | ×1.031 | S$1,635 psf |
| Apr 2025 | Thomson Hills Estate · 203 m | - | 3,525 sqft | S$5,380,000 | S$1,526 psf | ×1.039 | S$1,586 psf |
| Feb 2025 | Sembawang Hills Estate · 261 m | - | 3,342 sqft | S$5,750,000 | S$1,720 psf | ×1.050 | S$1,807 psf |
| Feb 2025 | Happy Estate | - | 3,472 sqft | S$5,050,000 | S$1,454 psf | ×1.050 | S$1,528 psf |
| Dec 2024 | Sembawang Hills Estate · 261 m | - | 3,240 sqft | S$6,300,000 | S$1,944 psf | ×1.054 | S$2,049 psf |
| Nov 2024 | Sembawang Hills Estate · 261 m | - | 3,433 sqft | S$6,250,000 | S$1,821 psf | ×1.054 | S$1,918 psf |
| Nov 2024 | Thomson Hills Estate · 203 m | - | 4,125 sqft | S$6,950,000 | S$1,685 psf | ×1.054 | S$1,775 psf |
How accurate is this estimate for Happy Estate?
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.
1.23% gross yield
S$76,800 of rent a year against the estimate above · 0.56 points below flats like it
Leases signed here within a quarter of this size run about S$6,400 a month, the middle of 1 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 |
|---|---|---|---|---|
| Q3 2026 | 1500-2000 sqft | — | Terrace House | S$6,900 |
| Q3 2026 | 2000-2500 sqft | — | Semi-Detached House | S$5,350 |
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$6,400 |
| Q1 2026 | 2000-2500 sqft | — | Semi-Detached House | S$7,200 |
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$6,500 |
| Q3 2025 | 2000-2500 sqft | — | Semi-Detached House | S$8,000 |
| Q3 2025 | 2500-3000 sqft | — | Semi-Detached House | S$6,400 |
| Q1 2025 | 2500-3000 sqft | — | Semi-Detached House | S$6,300 |
median of 1 URA rental contracts at Happy Estate within a quarter of 341.1 sqm, since 2025Q4.
Buying or selling at S$6,250,316?
Buying: Stamp duty on S$6,250,316 · Cash and CPF needed on S$6,250,316 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$6,250,316.
Each opens with this figure filled in; change anything there.
Primary schools near 12 Thomson Hill
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
- CHIJ St. Nicholas Girls' School (girls) · 218 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,021 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mayflower Primary School · 1,182 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Ai Tong School · 1,637 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Happy Estate · Semi-detached | 6,460 sqft | S$7,200,000 | S$1,114 psf |
| Dec 2025 | Happy Estate · Semi-detached | 3,296 sqft | S$5,480,000 | S$1,663 psf |
| Oct 2025 | Happy Estate · Semi-detached | 3,591 sqft | S$5,800,000 | S$1,615 psf |
| Feb 2025 | Happy Estate · Semi-detached | 3,472 sqft | S$5,050,000 | S$1,454 psf |
| Sept 2024 | Happy Estate · Semi-detached | 3,753 sqft | S$5,800,000 | S$1,545 psf |
| Sept 2023 | Happy Estate · Semi-detached | 3,753 sqft | S$5,300,000 | S$1,412 psf |
| Mar 2023 | Happy Estate · Semi-detached | 3,984 sqft | S$5,000,000 | S$1,255 psf |
| Aug 2022 | Happy Estate · Semi-detached | 3,362 sqft | S$4,500,000 | S$1,339 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Happy Estate · 1500-2000 sqft · Terrace House | S$6,900 | S$3.94 psf |
| Q3 2026 | Happy Estate · 2000-2500 sqft · Semi-Detached House | S$5,350 | S$2.38 psf |
| Q2 2026 | Happy Estate · 2500-3000 sqft · Semi-Detached House | S$6,400 | S$2.33 psf |
| Q1 2026 | Happy Estate · 2000-2500 sqft · Semi-Detached House | S$7,200 | S$3.20 psf |
| Q4 2025 | Happy Estate · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q3 2025 | Happy Estate · 2000-2500 sqft · Semi-Detached House | S$8,000 | S$3.56 psf |
| Q3 2025 | Happy Estate · 2500-3000 sqft · Semi-Detached House | S$6,400 | S$2.33 psf |
| Q1 2025 | Happy Estate · 2500-3000 sqft · Semi-Detached House | S$6,300 | S$2.29 psf |
| Q1 2025 | Happy Estate · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q3 2024 | Happy Estate · 1500-2000 sqft · Terrace House | S$7,200 | S$4.11 psf |
| Q3 2024 | Happy Estate · 2000-2500 sqft · Semi-Detached House | S$4,800 | S$2.13 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.