Island Country Villas
Project page · 99-year lease from 1995
Based on 6 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 2,413 sqft of land, typical for Island Country 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Landed, Old Upper Thomson Road · 45 m | - | 2,419 sqft | S$4,150,000 | S$1,716 psf | ×1.000 | S$1,716 psf |
| Apr 2026 | Landed, Old Upper Thomson Road · 45 m | - | 2,240 sqft | S$4,000,000 | S$1,786 psf | ×1.000 | S$1,786 psf |
| Aug 2025 | Island Country Villas | - | 2,411 sqft | S$2,938,800 | S$1,219 psf | ×1.031 | S$1,256 psf |
| Aug 2025 | Island Country Villas | - | 2,411 sqft | S$2,938,800 | S$1,219 psf | ×1.031 | S$1,256 psf |
| Mar 2025 | Island Country Villas | - | 2,413 sqft | S$2,900,000 | S$1,202 psf | ×1.050 | S$1,262 psf |
| Mar 2025 | Island Country Villas | - | 2,413 sqft | S$2,900,000 | S$1,202 psf | ×1.050 | S$1,262 psf |
How accurate is this estimate for Island Country Villas?
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.
3.74% gross yield
S$114,000 of rent a year against the estimate above · 1.28 points above flats like it
Leases signed here within a quarter of this size run about S$9,500 a month, the middle of 1 of them.
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 |
|---|---|---|---|---|
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$9,500 |
median of 1 URA rental contracts at Island Country Villas within a quarter of 224.2 sqm, since 2025Q4.
Buying or selling at S$3,046,066?
Buying: Stamp duty on S$3,046,066 · Cash and CPF needed on S$3,046,066 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,046,066.
Each opens with this figure filled in; change anything there.
Primary schools near 16 Casuarina Walk
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) · 734 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Ang Mo Kio Primary School · 1,457 m · no 2025 Phase 2C ballot
- Ai Tong School · 1,706 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mayflower Primary School · 1,757 m · no 2025 Phase 2C ballot
- Anderson Primary School · 1,820 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Island Country Villas · Semi-detached · 68 years left | 2,411 sqft | S$2,938,800 | S$1,219 psf |
| Aug 2025 | Island Country Villas · Semi-detached · 68 years left | 2,411 sqft | S$2,938,800 | S$1,219 psf |
| Mar 2025 | Island Country Villas · Semi-detached · 69 years left | 2,413 sqft | S$2,900,000 | S$1,202 psf |
| Mar 2025 | Island Country Villas · Semi-detached · 69 years left | 2,413 sqft | S$2,900,000 | S$1,202 psf |
| Sept 2024 | Island Country Villas · Semi-detached · 69 years left | 3,381 sqft | S$3,000,000 | S$887 psf |
| Sept 2024 | Island Country Villas · Semi-detached · 69 years left | 3,381 sqft | S$3,000,000 | S$887 psf |
| May 2024 | Island Country Villas · Semi-detached · 70 years left | 2,411 sqft | S$2,720,000 | S$1,128 psf |
| May 2024 | Island Country Villas · Semi-detached · 70 years left | 2,411 sqft | S$2,720,000 | S$1,128 psf |
| Sept 2023 | Island Country Villas · Semi-detached · 70 years left | 2,412 sqft | S$2,650,000 | S$1,099 psf |
| Sept 2023 | Island Country Villas · Semi-detached · 70 years left | 2,412 sqft | S$2,650,000 | S$1,099 psf |
| May 2023 | Island Country Villas · Semi-detached · 71 years left | 2,624 sqft | S$2,580,000 | S$983 psf |
| May 2023 | Island Country Villas · Semi-detached · 71 years left | 2,624 sqft | S$2,580,000 | S$983 psf |
| May 2022 | Island Country Villas · Semi-detached · 72 years left | 2,411 sqft | S$2,600,000 | S$1,078 psf |
| May 2022 | Island Country Villas · Semi-detached · 72 years left | 2,411 sqft | S$2,600,000 | S$1,078 psf |
| Mar 2022 | Island Country Villas · Semi-detached · 72 years left | 2,504 sqft | S$2,600,000 | S$1,038 psf |
| Mar 2022 | Island Country Villas · Semi-detached · 72 years left | 2,504 sqft | S$2,600,000 | S$1,038 psf |
| Oct 2021 | Island Country Villas · Semi-detached · 72 years left | 2,443 sqft | S$2,090,000 | S$855 psf |
| Oct 2021 | Island Country Villas · Semi-detached · 72 years left | 3,068 sqft | S$2,529,000 | S$824 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Island Country Villas · 2500-3000 sqft · Semi-Detached House | S$9,500 | S$3.45 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$2,914,184 | S$3,217,495 | S$3,545,550 | S$3,645,526 |
| 10 years | 57 years | S$2,746,114 | S$3,347,498 | S$4,064,920 | S$4,297,392 |
| 20 years | 47 years | S$2,439,275 | S$3,624,634 | S$5,344,751 | S$5,973,563 |
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.