Goldenhill Villas
Project page · Freehold
Based on 14 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 1,643 sqft of land, typical for Goldenhill 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Golden Hill Estate · 260 m | - | 1,680 sqft | S$4,300,000 | S$2,559 psf | ×1.000 | S$2,559 psf |
| Jul 2026 | Tai Hwan Garden · 157 m | - | 1,846 sqft | S$4,638,100 | S$2,513 psf | ×1.000 | S$2,513 psf |
| Jul 2026 | Landed, Berwick Drive · 870 m | - | 1,706 sqft | S$5,380,000 | S$3,153 psf | ×1.000 | S$3,153 psf |
| Jun 2026 | Tai Hwan Park · 338 m | - | 1,717 sqft | S$4,680,000 | S$2,726 psf | ×1.000 | S$2,726 psf |
| Jun 2026 | Tai Hwan Park · 338 m | - | 1,693 sqft | S$4,835,000 | S$2,856 psf | ×1.000 | S$2,856 psf |
| Apr 2026 | Tai Hwan Garden · 157 m | - | 1,846 sqft | S$4,618,000 | S$2,502 psf | ×1.000 | S$2,502 psf |
| Feb 2026 | Goldenhill Villas | - | 1,615 sqft | S$4,650,000 | S$2,880 psf | ×0.999 | S$2,877 psf |
| Dec 2025 | Goldenhill Villas | - | 1,615 sqft | S$4,500,000 | S$2,787 psf | ×1.021 | S$2,845 psf |
| Dec 2025 | Golden Hill Estate · 260 m | - | 1,671 sqft | S$3,900,000 | S$2,335 psf | ×1.021 | S$2,383 psf |
| Sept 2025 | Tai Hwan Park · 338 m | - | 1,680 sqft | S$4,480,000 | S$2,666 psf | ×1.031 | S$2,748 psf |
| Sept 2025 | Tai Hwan Park · 338 m | - | 1,763 sqft | S$4,350,000 | S$2,467 psf | ×1.031 | S$2,543 psf |
| Feb 2025 | Goldenhill Villas | - | 1,615 sqft | S$4,520,000 | S$2,799 psf | ×1.050 | S$2,940 psf |
| Feb 2025 | Golden Hill Estate · 260 m | - | 1,680 sqft | S$4,200,000 | S$2,500 psf | ×1.050 | S$2,626 psf |
| Nov 2024 | Grace Park · 828 m | - | 1,770 sqft | S$3,830,000 | S$2,164 psf | ×1.054 | S$2,280 psf |
How accurate is this estimate for Goldenhill Villas?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Goldenhill Villas since.
- Median error
- 11.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
1.13% gross yield
S$49,671 of rent a year against the estimate above · 0.66 points below flats like it
No lease here was signed at this size, so the rent comes from what the 11 leases at this project fetch per square foot, which is about S$4,139 a month at this size.
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 |
|---|---|---|---|---|
| Q3 2026 | 2500-3000 sqft | — | Semi-Detached House | S$9,500 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$8,200 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,700 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,700 |
| Q3 2026 | 3000-3500 sqft | — | Terrace House | S$7,300 |
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,800 |
| Q2 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,800 |
| Q1 2026 | 3000-3500 sqft | — | Terrace House | S$8,200 |
11 URA rental contracts at Goldenhill Villas since 2025Q4, a median of S$2.52 psf a month on 152.6 sqm.
Buying or selling at S$4,395,088?
Buying: Stamp duty on S$4,395,088 · Cash and CPF needed on S$4,395,088 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$4,395,088.
Each opens with this figure filled in; change anything there.
Primary schools near 21 Golden Rise
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 Our Lady of Good Counsel (girls) · 332 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 484 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 856 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 900 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 917 m · near the line — check on OneMap
- Zhonghua Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Teck Ghee Primary School · 1,602 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,662 m · no 2025 Phase 2C ballot
- Catholic High School (boys) · 1,696 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,987 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Goldenhill Villas · Terrace | 2,161 sqft | S$5,150,000 | S$2,383 psf |
| Feb 2026 | Goldenhill Villas · Terrace | 1,615 sqft | S$4,650,000 | S$2,880 psf |
| Dec 2025 | Goldenhill Villas · Terrace | 1,615 sqft | S$4,500,000 | S$2,787 psf |
| Apr 2025 | Goldenhill Villas · Terrace | 2,153 sqft | S$4,900,000 | S$2,276 psf |
| Feb 2025 | Goldenhill Villas · Terrace | 1,615 sqft | S$4,520,000 | S$2,799 psf |
| Sept 2024 | Goldenhill Villas · Terrace | 1,615 sqft | S$4,280,000 | S$2,651 psf |
| Aug 2024 | Goldenhill Villas · Terrace | 1,615 sqft | S$4,350,000 | S$2,694 psf |
| Jul 2024 | Goldenhill Villas · Terrace | 1,857 sqft | S$4,250,000 | S$2,289 psf |
| Jun 2024 | Goldenhill Villas · Terrace | 1,706 sqft | S$4,210,000 | S$2,468 psf |
| Mar 2024 | Goldenhill Villas · Terrace | 1,669 sqft | S$3,999,800 | S$2,396 psf |
| Dec 2022 | Goldenhill Villas · Terrace | 1,900 sqft | S$4,280,000 | S$2,253 psf |
| Jan 2022 | Goldenhill Villas · Terrace | 2,350 sqft | S$4,200,000 | S$1,787 psf |
| Oct 2021 | Goldenhill Villas · Terrace | 1,615 sqft | S$3,550,000 | S$2,199 psf |
Showing 13 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Goldenhill Villas · 2500-3000 sqft · Semi-Detached House | S$9,500 | S$3.45 psf |
| Q3 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$8,200 | S$2.52 psf |
| Q3 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,700 | S$2.37 psf |
| Q3 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,700 | S$2.37 psf |
| Q3 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,300 | S$2.25 psf |
| Q2 2026 | Goldenhill Villas · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
| Q2 2026 | Goldenhill Villas · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
| Q1 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$8,200 | S$2.52 psf |
| Q1 2026 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,000 | S$2.15 psf |
| Q4 2025 | Goldenhill Villas · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
| Q4 2025 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$8,600 | S$2.65 psf |
| Q2 2025 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$8,900 | S$2.74 psf |
| Q4 2024 | Goldenhill Villas · 2500-3000 sqft · Semi-Detached House | S$8,800 | S$3.20 psf |
| Q3 2024 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$8,500 | S$2.62 psf |
| Q3 2024 | Goldenhill Villas · 3500-4000 sqft · Terrace House | S$8,000 | S$2.13 psf |
| Q3 2024 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,300 | S$2.25 psf |
| Q3 2024 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$7,000 | S$2.15 psf |
| Q3 2024 | Goldenhill Villas · 3000-3500 sqft · Terrace House | S$6,900 | S$2.12 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.