Princeton Vale
Project page · 99-year lease from 1996
Based on 6 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 1,991 sqft of land, typical for Princeton Vale. 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Park Villas · 42 m | - | 1,816 sqft | S$2,800,000 | S$1,542 psf | ×0.999 | S$1,540 psf |
| Dec 2025 | Princeton Vale | - | 1,709 sqft | S$2,750,000 | S$1,609 psf | ×1.021 | S$1,642 psf |
| Dec 2025 | Parry Green · 446 m | - | 2,187 sqft | S$2,800,000 | S$1,280 psf | ×1.021 | S$1,307 psf |
| Oct 2025 | Landed, Yio Chu Kang Road · 374 m | - | 2,286 sqft | S$4,400,000 | S$1,925 psf | ×1.021 | S$1,964 psf |
| Apr 2025 | Park Villas · 42 m | - | 2,155 sqft | S$3,050,000 | S$1,415 psf | ×1.039 | S$1,471 psf |
| Nov 2024 | Park Villas · 42 m | - | 2,153 sqft | S$2,900,000 | S$1,347 psf | ×1.054 | S$1,419 psf |
How accurate is this estimate for Princeton Vale?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
Buying or selling at S$2,997,882?
Buying: Stamp duty on S$2,997,882 · Cash and CPF needed on S$2,997,882 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$2,997,882.
Each opens with this figure filled in; change anything there.
Primary schools near 22 Poh Huat Terrace
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
- Xinmin Primary School · 620 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 694 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Zhonghua Primary School · 1,087 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,130 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,279 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,362 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,570 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,606 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,829 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,885 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Princeton Vale · Terrace · 69 years left | 1,709 sqft | S$2,750,000 | S$1,609 psf |
| Dec 2024 | Princeton Vale · Terrace · 70 years left | 2,412 sqft | S$3,320,000 | S$1,376 psf |
| Sept 2024 | Princeton Vale · Terrace · 70 years left | 2,273 sqft | S$2,800,000 | S$1,232 psf |
| Jan 2024 | Princeton Vale · Terrace · 71 years left | 1,641 sqft | S$2,628,000 | S$1,601 psf |
| Nov 2023 | Princeton Vale · Terrace · 71 years left | 1,641 sqft | S$2,520,000 | S$1,535 psf |
| Aug 2023 | Princeton Vale · Terrace · 71 years left | 1,709 sqft | S$2,400,000 | S$1,404 psf |
| Jul 2023 | Princeton Vale · Semi-detached · 72 years left | 3,080 sqft | S$3,450,000 | S$1,120 psf |
| Nov 2022 | Princeton Vale · Semi-detached · 72 years left | 2,447 sqft | S$2,930,000 | S$1,198 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 63 years | S$2,868,086 | S$3,166,599 | S$3,489,465 | S$3,587,859 |
| 10 years | 58 years | S$2,702,675 | S$3,294,546 | S$4,000,619 | S$4,229,414 |
| 20 years | 48 years | S$2,400,689 | S$3,567,298 | S$5,260,206 | S$5,879,071 |
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.