Paya Lebar Gardens
Project page · Freehold
Based on 19 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 1,600 sqft of land, typical for Paya Lebar 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Landed, Tai Keng Gardens · 222 m | - | 1,705 sqft | S$4,080,000 | S$2,393 psf | ×1.000 | S$2,393 psf |
| Sept 2026 | Tai Keng Gardens · 281 m | - | 1,785 sqft | S$4,850,000 | S$2,718 psf | ×1.000 | S$2,718 psf |
| May 2026 | Landed, Tai Keng Gardens · 222 m | - | 1,705 sqft | S$4,388,000 | S$2,574 psf | ×1.000 | S$2,574 psf |
| Apr 2026 | Landed, Tai Keng Gardens · 222 m | - | 1,697 sqft | S$4,530,000 | S$2,669 psf | ×1.000 | S$2,669 psf |
| Apr 2026 | Landed, Upper Paya Lebar Road · 285 m | - | 1,600 sqft | S$4,180,000 | S$2,613 psf | ×1.000 | S$2,613 psf |
| Mar 2026 | Landed, Jalan Korban · 112 m | - | 1,650 sqft | S$4,380,000 | S$2,654 psf | ×0.999 | S$2,651 psf |
| Feb 2026 | Tai Keng Gardens · 281 m | - | 1,786 sqft | S$4,020,000 | S$2,251 psf | ×0.999 | S$2,249 psf |
| Jan 2026 | Landed, Upper Paya Lebar Road · 285 m | - | 1,649 sqft | S$3,412,000 | S$2,069 psf | ×0.999 | S$2,067 psf |
| Dec 2025 | Landed, Upper Paya Lebar Road · 285 m | - | 1,600 sqft | S$3,740,000 | S$2,338 psf | ×1.021 | S$2,387 psf |
| Oct 2025 | Llyn Gardens · 461 m | - | 1,672 sqft | S$4,380,000 | S$2,620 psf | ×1.021 | S$2,674 psf |
| Oct 2025 | Paya Lebar Gardens | - | 1,600 sqft | S$4,000,000 | S$2,501 psf | ×1.021 | S$2,553 psf |
| Aug 2025 | Raya Garden · 355 m | - | 1,704 sqft | S$4,750,000 | S$2,788 psf | ×1.031 | S$2,874 psf |
| Jun 2025 | Raya Garden · 355 m | - | 1,683 sqft | S$3,200,000 | S$1,901 psf | ×1.039 | S$1,975 psf |
| Jun 2025 | Landed, Tai Keng Gardens · 222 m | - | 1,628 sqft | S$4,428,000 | S$2,721 psf | ×1.039 | S$2,827 psf |
| Jun 2025 | Landed, Upper Paya Lebar Road · 285 m | - | 1,600 sqft | S$3,750,000 | S$2,344 psf | ×1.039 | S$2,436 psf |
| May 2025 | Landed, Paya Lebar Crescent · 256 m | - | 1,622 sqft | S$3,800,000 | S$2,343 psf | ×1.039 | S$2,434 psf |
| May 2025 | Landed, Upper Paya Lebar Road · 285 m | - | 1,600 sqft | S$2,730,000 | S$1,707 psf | ×1.039 | S$1,773 psf |
| Apr 2025 | Tai Keng Gardens · 281 m | - | 1,781 sqft | S$4,168,000 | S$2,340 psf | ×1.039 | S$2,431 psf |
| Mar 2025 | Landed, Tai Keng Gardens · 222 m | - | 1,628 sqft | S$3,418,800 | S$2,101 psf | ×1.050 | S$2,206 psf |
How accurate is this estimate for Paya Lebar 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.
1.69% gross yield
S$66,000 of rent a year against the estimate above · 0.1 points below flats like it
Leases signed here within a quarter of this size run about S$5,500 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 |
|---|---|---|---|---|
| Q1 2026 | 1000-1500 sqft | — | Terrace House | S$5,500 |
| Q2 2025 | 1000-1500 sqft | — | Terrace House | S$5,850 |
| Q1 2025 | 1000-1500 sqft | — | Terrace House | S$5,500 |
| Q4 2024 | 1000-1500 sqft | — | Terrace House | S$12,000 |
median of 1 URA rental contracts at Paya Lebar Gardens within a quarter of 148.6 sqm, since 2025Q4.
Buying or selling at S$3,896,606?
Buying: Stamp duty on S$3,896,606 · Cash and CPF needed on S$3,896,606 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,896,606.
Each opens with this figure filled in; change anything there.
Primary schools near 16 Jalan Usaha
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
- Maris Stella High School (boys) · 441 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 501 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Cedar Primary School · 1,253 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,438 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,561 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Paya Lebar Gardens · Terracenew sale | 1,279 sqft | S$4,800,000 | S$3,754 psf |
| Oct 2025 | Paya Lebar Gardens · Terrace | 1,600 sqft | S$4,000,000 | S$2,501 psf |
| Oct 2024 | Paya Lebar Gardens · Terrace | 1,796 sqft | S$4,000,000 | S$2,227 psf |
| Oct 2024 | Paya Lebar Gardens · Terrace | 1,281 sqft | S$3,258,888 | S$2,544 psf |
| Jun 2024 | Paya Lebar Gardens · Terrace | 1,827 sqft | S$5,300,000 | S$2,902 psf |
| May 2024 | Paya Lebar Gardens · Terrace | 1,301 sqft | S$3,030,000 | S$2,328 psf |
| Apr 2024 | Paya Lebar Gardens · Terrace | 1,600 sqft | S$3,445,000 | S$2,154 psf |
| Feb 2024 | Paya Lebar Gardens · Terrace | 1,301 sqft | S$3,100,000 | S$2,382 psf |
| Sept 2023 | Paya Lebar Gardens · Terrace | 1,279 sqft | S$2,718,000 | S$2,126 psf |
| May 2023 | Paya Lebar Gardens · Terrace | 1,600 sqft | S$3,085,000 | S$1,929 psf |
| Jan 2023 | Paya Lebar Gardens · Terrace | 1,301 sqft | S$3,600,000 | S$2,766 psf |
| Aug 2022 | Paya Lebar Gardens · Terrace | 1,622 sqft | S$3,200,000 | S$1,973 psf |
| Apr 2022 | Paya Lebar Gardens · Terrace | 1,827 sqft | S$2,900,000 | S$1,588 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Paya Lebar Gardens · 1000-1500 sqft · Terrace House | S$5,500 | S$4.40 psf |
| Q2 2025 | Paya Lebar Gardens · 1000-1500 sqft · Terrace House | S$5,850 | S$4.68 psf |
| Q1 2025 | Paya Lebar Gardens · 1000-1500 sqft · Terrace House | S$5,500 | S$4.40 psf |
| Q4 2024 | Paya Lebar Gardens · 1000-1500 sqft · Terrace House | S$12,000 | S$9.60 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.