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landed, sizes are land area · 648528

Westville

Project page · 99-year lease from 1994

Indicative value range
S$2,654,339 – S$2,724,311
Indicative mid S$2,667,787 · S$1,465 psf

Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 1,821 sqft of land, typical for Westville. Houses differ widely in land and built-up area, so enter yours below for your own range.

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Westville-1,719 sqftS$2,518,000S$1,465 psf×1.000S$1,465 psf
Aug 2026Westville-1,617 sqftS$2,488,888S$1,539 psf×1.000S$1,539 psf
Jun 2026Westville-1,612 sqftS$2,350,000S$1,457 psf×1.000S$1,457 psf
Jun 2026Westville-1,744 sqftS$2,400,000S$1,376 psf×1.000S$1,376 psf
May 2026Westville-1,618 sqftS$2,420,000S$1,496 psf×1.000S$1,496 psf

How accurate is this estimate for Westville?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Westville since.

Median error
7.8%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

3.82% gross yield

S$102,000 of rent a year against the estimate above · 1.36 points above flats like it

Leases signed here within a quarter of this size run about S$8,500 a month, the middle of 7 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

SignedSizeBedsTypeRent a month
Q3 20262000-2500 sqft—Terrace HouseS$9,167
Q3 20262000-2500 sqft—Terrace HouseS$8,000
Q3 20262000-2500 sqft—Terrace HouseS$6,600
Q3 20262000-2500 sqft—Terrace HouseS$5,000
Q3 20262000-2500 sqft—Terrace HouseS$4,000
Q2 20262000-2500 sqft—Semi-Detached HouseS$7,400
Q2 20262000-2500 sqft—Terrace HouseS$5,500
Q1 20262000-2500 sqft—Terrace HouseS$8,500

median of 7 URA rental contracts at Westville within a quarter of 169.2 sqm, since 2025Q4.

Buying or selling at S$2,667,787?

Buying: Stamp duty on S$2,667,787 · Cash and CPF needed on S$2,667,787 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,667,787.

Each opens with this figure filled in; change anything there.

Primary schools near 161 Westwood Crescent

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Westville · Terrace · 66 years left
1,719 sqftS$2,518,000S$1,465 psf
Aug 2026
Westville · Terrace · 66 years left
1,617 sqftS$2,488,888S$1,539 psf
Jul 2026
Westville · Semi-detached · 67 years left
2,154 sqftS$2,600,000S$1,207 psf
Jun 2026
Westville · Terrace · 67 years left
1,612 sqftS$2,350,000S$1,457 psf
Jun 2026
Westville · Terrace · 67 years left
1,744 sqftS$2,400,000S$1,376 psf
Jun 2026
Westville · Terrace · 67 years left
2,415 sqftS$2,600,000S$1,076 psf
May 2026
Westville · Terrace · 67 years left
1,618 sqftS$2,420,000S$1,496 psf
Mar 2026
Westville · Terrace · 67 years left
1,610 sqftS$2,290,000S$1,422 psf
Feb 2026
Westville · Terrace · 67 years left
excluded: outlier
2,314 sqftS$2,220,000S$959 psf
Jan 2026
Westville · Terrace · 67 years left
excluded: outlier
2,174 sqftS$2,490,000S$1,145 psf
Dec 2025
Westville · Terrace · 67 years left
1,612 sqftS$2,380,000S$1,476 psf
Dec 2025
Westville · Terrace · 67 years left
1,733 sqftS$2,600,000S$1,500 psf
Oct 2025
Westville · Terrace · 67 years left
1,821 sqftS$2,280,000S$1,252 psf
Jul 2025
Westville · Semi-detached · 68 years left
excluded: outlier
2,311 sqftS$2,500,000S$1,082 psf
Jul 2025
Westville · Terrace · 68 years left
1,737 sqftS$2,180,000S$1,255 psf
Jun 2025
Westville · Terrace · 68 years left
1,747 sqftS$2,330,000S$1,334 psf
May 2025
Westville · Terrace · 68 years left
2,203 sqftS$2,650,000S$1,203 psf
Mar 2025
Westville · Terrace · 68 years left
1,823 sqftS$2,400,000S$1,316 psf
Mar 2025
Westville · Semi-detached · 68 years left
2,154 sqftS$2,573,888S$1,195 psf
Feb 2025
Westville · Terrace · 68 years left
1,617 sqftS$2,150,000S$1,330 psf
Dec 2024
Westville · Semi-detached · 68 years left
3,103 sqftS$2,688,888S$866 psf
Dec 2024
Westville · Terrace · 68 years left
2,155 sqftS$2,715,000S$1,260 psf
Dec 2024
Westville · Semi-detached · 68 years left
2,153 sqftS$2,655,888S$1,234 psf
Oct 2024
Westville · Semi-detached · 68 years left
2,153 sqftS$2,650,168S$1,231 psf
Sept 2024
Westville · Semi-detached · 68 years left
2,156 sqftS$2,618,888S$1,215 psf
Jun 2024
Westville · Terrace · 69 years left
4,466 sqftS$3,750,000S$840 psf
Apr 2024
Westville · Semi-detached · 69 years left
2,152 sqftS$2,525,000S$1,173 psf
Apr 2024
Westville · Semi-detached · 69 years left
2,255 sqftS$2,650,000S$1,175 psf
Mar 2024
Westville · Terrace · 69 years left
2,150 sqftS$2,300,000S$1,070 psf
Feb 2024
Westville · Terrace · 69 years left
1,615 sqftS$2,000,000S$1,239 psf
Feb 2024
Westville · Terrace · 69 years left
1,622 sqftS$2,293,632S$1,414 psf
Jan 2024
Westville · Terrace · 69 years left
excluded: outlier
1,833 sqftS$1,900,000S$1,037 psf
Nov 2023
Westville · Terrace · 69 years left
1,610 sqftS$2,240,000S$1,391 psf
Oct 2023
Westville · Terrace · 69 years left
1,619 sqftS$2,020,000S$1,248 psf
Jul 2023
Westville · Terrace · 70 years left
1,612 sqftS$2,023,000S$1,255 psf
Jun 2023
Westville · Terrace · 70 years left
excluded: outlier
1,632 sqftS$2,400,000S$1,471 psf
Jun 2023
Westville · Semi-detached · 70 years left
2,151 sqftS$2,600,000S$1,209 psf
Jun 2023
Westville · Terrace · 70 years left
2,162 sqftS$2,200,000S$1,017 psf
May 2023
Westville · Terrace · 70 years left
1,618 sqftS$2,200,000S$1,360 psf
May 2023
Westville · Terrace · 70 years left
1,631 sqftS$2,000,000S$1,226 psf
May 2023
Westville · Terrace · 70 years left
1,615 sqftS$2,050,000S$1,270 psf
Apr 2023
Westville · Terrace · 70 years left
1,615 sqftS$2,120,000S$1,313 psf
Apr 2023
Westville · Terrace · 70 years left
1,729 sqftS$2,300,000S$1,330 psf
Mar 2023
Westville · Terrace · 70 years left
1,614 sqftS$2,030,000S$1,258 psf
Jan 2023
Westville · Terrace · 70 years left
1,630 sqftS$1,950,000S$1,197 psf
Nov 2022
Westville · Terrace · 70 years left
2,441 sqftS$2,100,000S$860 psf
Nov 2022
Westville · Terrace · 70 years left
1,650 sqftS$2,080,000S$1,261 psf
Nov 2022
Westville · Semi-detached · 70 years left
2,153 sqftS$2,380,000S$1,106 psf
Aug 2022
Westville · Terrace · 70 years left
3,117 sqftS$2,680,000S$860 psf
Aug 2022
Westville · Terrace · 70 years left
1,638 sqftS$1,920,000S$1,172 psf
Jul 2022
Westville · Terrace · 71 years left
1,616 sqftS$1,960,000S$1,213 psf
Jun 2022
Westville · Semi-detached · 71 years left
2,154 sqftS$2,250,000S$1,045 psf
May 2022
Westville · Terrace · 71 years left
2,170 sqftS$2,130,000S$982 psf
Apr 2022
Westville · Semi-detached · 71 years left
2,202 sqftS$2,050,000S$931 psf
Apr 2022
Westville · Terrace · 71 years left
2,486 sqftS$2,215,000S$891 psf
Mar 2022
Westville · Terrace · 71 years left
2,186 sqftS$2,038,000S$932 psf
Jan 2022
Westville · Terrace · 71 years left
1,682 sqftS$1,852,000S$1,101 psf
Jan 2022
Westville · Terrace · 71 years left
2,389 sqftS$1,508,000S$631 psf
Dec 2021
Westville · Terrace · 71 years left
1,615 sqftS$1,650,000S$1,022 psf
Dec 2021
Westville · Terrace · 71 years left
2,174 sqftS$2,080,000S$957 psf
Nov 2021
Westville · Semi-detached · 71 years left
2,157 sqftS$2,020,000S$936 psf
Nov 2021
Westville · Terrace · 71 years left
1,612 sqftS$1,680,000S$1,042 psf
Oct 2021
Westville · Terrace · 71 years left
2,203 sqftS$1,700,000S$772 psf
Oct 2021
Westville · Terrace · 71 years left
1,821 sqftS$1,490,000S$818 psf
See more

Showing 64 of 65.

Sale prices as filed in caveats.

Where the lease takes this

About 66 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 nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years61 yearsS$2,552,282S$2,817,926S$3,105,241S$3,192,801
10 years56 yearsS$2,405,084S$2,931,784S$3,560,112S$3,763,715
20 years46 yearsS$2,136,350S$3,174,504S$4,681,006S$5,231,728

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.