Raintree Valley
Project page · Freehold
Based on 20 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 3,421 sqft of land, typical for Raintree Valley. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Lentor View · 772 m | - | 3,444 sqft | S$5,800,000 | S$1,684 psf | ×1.000 | S$1,684 psf |
| Jun 2026 | Sembawang Hills Estate · 759 m | - | 3,006 sqft | S$6,150,000 | S$2,046 psf | ×1.000 | S$2,046 psf |
| Jun 2026 | Thomson Hills Estate · 799 m | - | 3,364 sqft | S$8,850,000 | S$2,631 psf | ×1.000 | S$2,631 psf |
| May 2026 | Sembawang Hills Estate · 759 m | - | 3,871 sqft | S$5,850,000 | S$1,511 psf | ×1.000 | S$1,511 psf |
| May 2026 | Thomson Hills Estate · 799 m | - | 3,504 sqft | S$5,950,000 | S$1,698 psf | ×1.000 | S$1,698 psf |
| May 2026 | Lentor View · 772 m | - | 3,468 sqft | S$5,600,000 | S$1,615 psf | ×1.000 | S$1,615 psf |
| Mar 2026 | Florissa Park · 602 m | - | 3,236 sqft | S$5,670,000 | S$1,752 psf | ×0.999 | S$1,750 psf |
| Feb 2026 | Landed, Yio Chu Kang Gardens · 739 m | - | 3,511 sqft | S$5,338,888 | S$1,521 psf | ×0.999 | S$1,519 psf |
| Jan 2026 | Sembawang Hills Estate · 759 m | - | 3,109 sqft | S$6,680,000 | S$2,149 psf | ×0.999 | S$2,146 psf |
| Jan 2026 | Teachers' Housing Estate · 460 m | - | 3,115 sqft | S$5,200,000 | S$1,669 psf | ×0.999 | S$1,667 psf |
| Dec 2025 | Happy Estate · 637 m | - | 3,296 sqft | S$5,480,000 | S$1,663 psf | ×1.021 | S$1,697 psf |
| Oct 2025 | Happy Estate · 637 m | - | 3,591 sqft | S$5,800,000 | S$1,615 psf | ×1.021 | S$1,649 psf |
| Jul 2025 | Sembawang Hills Estate · 759 m | - | 3,216 sqft | S$5,100,000 | S$1,586 psf | ×1.031 | S$1,635 psf |
| Apr 2025 | Thomson Hills Estate · 799 m | - | 3,525 sqft | S$5,380,000 | S$1,526 psf | ×1.039 | S$1,586 psf |
| Feb 2025 | Sembawang Hills Estate · 759 m | - | 3,342 sqft | S$5,750,000 | S$1,720 psf | ×1.050 | S$1,807 psf |
| Feb 2025 | Happy Estate · 637 m | - | 3,472 sqft | S$5,050,000 | S$1,454 psf | ×1.050 | S$1,528 psf |
| Feb 2025 | Lentor View · 772 m | - | 3,434 sqft | S$5,550,000 | S$1,616 psf | ×1.050 | S$1,698 psf |
| Dec 2024 | Sembawang Hills Estate · 759 m | - | 3,240 sqft | S$6,300,000 | S$1,944 psf | ×1.054 | S$2,049 psf |
| Dec 2024 | Lentor View · 772 m | - | 3,436 sqft | S$5,180,000 | S$1,508 psf | ×1.054 | S$1,589 psf |
| Nov 2024 | Sembawang Hills Estate · 759 m | - | 3,433 sqft | S$6,250,000 | S$1,821 psf | ×1.054 | S$1,918 psf |
How accurate is this estimate for Raintree Valley?
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.
1.29% gross yield
S$74,400 of rent a year against the estimate above · 0.5 points below flats like it
Leases signed here within a quarter of this size run about S$6,200 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 |
|---|---|---|---|---|
| Q2 2026 | 3000-3500 sqft | — | Terrace House | S$6,200 |
median of 1 URA rental contracts at Raintree Valley within a quarter of 317.8 sqm, since 2025Q4.
Buying or selling at S$5,782,752?
Buying: Stamp duty on S$5,782,752 · Cash and CPF needed on S$5,782,752 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,782,752.
Each opens with this figure filled in; change anything there.
Primary schools near 18 Munshi Abdullah 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.
1 to 2 km
- CHIJ St. Nicholas Girls' School (girls) · 1,009 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anderson Primary School · 1,105 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Mayflower Primary School · 1,502 m · no 2025 Phase 2C ballot
- Ang Mo Kio Primary School · 1,766 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2022 | Raintree Valley · Terrace | 3,421 sqft | S$4,600,000 | S$1,345 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Raintree Valley · 3000-3500 sqft · Terrace House | S$6,200 | S$1.91 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.