Bartley Rise Estate
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 2,043 sqft of land, typical for Bartley Rise 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Landed, Jalan Riang · 574 m | - | 1,799 sqft | S$4,180,000 | S$2,324 psf | ×1.000 | S$2,324 psf |
| Aug 2026 | Landed, Lorong How Sun · 917 m | - | 2,289 sqft | S$5,350,000 | S$2,337 psf | ×1.000 | S$2,337 psf |
| Aug 2026 | Landed, How Sun Drive · 866 m | - | 2,336 sqft | S$6,250,000 | S$2,676 psf | ×1.000 | S$2,676 psf |
| Jun 2026 | Landed, Jalan Kesoma · 727 m | - | 2,330 sqft | S$4,308,888 | S$1,849 psf | ×1.000 | S$1,849 psf |
| May 2026 | Landed, Joon Hiang Road · 893 m | - | 1,845 sqft | S$6,500,000 | S$3,523 psf | ×1.000 | S$3,523 psf |
| Feb 2026 | Bartley Rise Estate | - | 1,998 sqft | S$4,600,000 | S$2,303 psf | ×0.999 | S$2,300 psf |
| Feb 2026 | Landed, Jalan Riang · 574 m | - | 2,209 sqft | S$3,999,999 | S$1,811 psf | ×0.999 | S$1,809 psf |
| Feb 2026 | Landed, Recreation Road · 852 m | - | 1,925 sqft | S$4,000,000 | S$2,078 psf | ×0.999 | S$2,076 psf |
| Feb 2026 | Landed, Jalan Rindu · 548 m | - | 2,063 sqft | S$3,458,000 | S$1,676 psf | ×0.999 | S$1,674 psf |
| Oct 2025 | Landed, Jalan Kesoma · 727 m | - | 1,882 sqft | S$5,300,000 | S$2,817 psf | ×1.021 | S$2,875 psf |
| Jul 2025 | Villa Ponder Rosa · 855 m | - | 2,029 sqft | S$4,400,888 | S$2,169 psf | ×1.031 | S$2,236 psf |
| Jul 2025 | Bartley Rise Estate | - | 2,088 sqft | S$3,100,000 | S$1,485 psf | ×1.031 | S$1,530 psf |
| Jul 2025 | Landed, Lorong Gambir · 401 m | - | 1,940 sqft | S$4,398,888 | S$2,268 psf | ×1.031 | S$2,338 psf |
| May 2025 | Landed, Jalan Riang · 574 m | - | 2,085 sqft | S$4,380,000 | S$2,101 psf | ×1.039 | S$2,183 psf |
| May 2025 | Landed, Lorong How Sun · 917 m | - | 2,289 sqft | S$4,500,888 | S$1,966 psf | ×1.039 | S$2,043 psf |
| Apr 2025 | Landed, Jalan Kesoma · 727 m | - | 2,017 sqft | S$5,050,000 | S$2,504 psf | ×1.039 | S$2,601 psf |
| Mar 2025 | Landed, Sunshine Terrace · 31 m | - | 1,752 sqft | S$3,568,888 | S$2,037 psf | ×1.050 | S$2,139 psf |
| Feb 2025 | Landed, Jalan Girang · 606 m | - | 2,282 sqft | S$5,780,000 | S$2,533 psf | ×1.050 | S$2,661 psf |
| Nov 2024 | Landed, Jalan Chermat · 877 m | - | 2,012 sqft | S$5,800,000 | S$2,883 psf | ×1.054 | S$3,038 psf |
How accurate is this estimate for Bartley Rise 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.
1.53% gross yield
S$72,000 of rent a year against the estimate above · 0.26 points below flats like it
Leases signed here within a quarter of this size run about S$6,000 a month, the middle of 3 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$6,700 |
| Q1 2026 | 1500-2000 sqft | — | Terrace House | S$5,500 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$6,500 |
| Q4 2025 | 1500-2000 sqft | — | Semi-Detached House | S$6,000 |
| Q2 2025 | 1500-2000 sqft | — | Terrace House | S$5,300 |
| Q1 2025 | 1000-1500 sqft | — | Terrace House | S$6,000 |
| Q4 2024 | 1500-2000 sqft | — | Terrace House | S$5,500 |
| Q4 2024 | 1500-2000 sqft | — | Terrace House | S$4,600 |
median of 3 URA rental contracts at Bartley Rise Estate within a quarter of 189.8 sqm, since 2025Q4.
Buying or selling at S$4,698,896?
Buying: Stamp duty on S$4,698,896 · Cash and CPF needed on S$4,698,896 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,698,896.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Eden Grove
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
- Yangzheng Primary School · 443 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 618 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Gabriel's Primary School (boys) · 1,140 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,488 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,569 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhonghua Primary School · 1,579 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,681 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,715 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,832 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,854 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Bartley Rise Estate · Terrace | 2,960 sqft | S$7,500,000 | S$2,534 psf |
| Feb 2026 | Bartley Rise Estate · Terrace | 1,998 sqft | S$4,600,000 | S$2,303 psf |
| Jul 2025 | Bartley Rise Estate · Detached | 5,029 sqft | S$7,150,000 | S$1,422 psf |
| Jul 2025 | Bartley Rise Estate · Terrace | 4,070 sqft | S$6,120,000 | S$1,504 psf |
| Jul 2025 | Bartley Rise Estate · Terrace | 2,088 sqft | S$3,100,000 | S$1,485 psf |
| Mar 2025 | Bartley Rise Estate · Detached excluded: related party | 5,480 sqft | S$7,818,888 | S$1,427 psf |
| Jun 2024 | Bartley Rise Estate · Terrace | 1,644 sqft | S$4,450,000 | S$2,707 psf |
| Apr 2024 | Bartley Rise Estate · Terrace | 1,660 sqft | S$5,108,000 | S$3,077 psf |
| Jun 2022 | Bartley Rise Estate · Terrace excluded: related party | 3,684 sqft | S$3,080,000 | S$836 psf |
| Mar 2022 | Bartley Rise Estate · Terrace | 1,874 sqft | S$3,100,000 | S$1,654 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Bartley Rise Estate · 3000-3500 sqft · Terrace House | S$6,700 | S$2.06 psf |
| Q1 2026 | Bartley Rise Estate · 1500-2000 sqft · Terrace House | S$5,500 | S$3.14 psf |
| Q4 2025 | Bartley Rise Estate · 1500-2000 sqft · Semi-Detached House | S$6,500 | S$3.71 psf |
| Q4 2025 | Bartley Rise Estate · 1500-2000 sqft · Semi-Detached House | S$6,000 | S$3.43 psf |
| Q2 2025 | Bartley Rise Estate · 1500-2000 sqft · Terrace House | S$5,300 | S$3.03 psf |
| Q1 2025 | Bartley Rise Estate · 1000-1500 sqft · Terrace House | S$6,000 | S$4.80 psf |
| Q4 2024 | Bartley Rise Estate · 1500-2000 sqft · Terrace House | S$5,500 | S$3.14 psf |
| Q4 2024 | Bartley Rise Estate · 1500-2000 sqft · Terrace House | S$4,600 | S$2.63 psf |
| Q3 2024 | Bartley Rise Estate · 2000-2500 sqft · Terrace House | S$6,900 | S$3.07 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.