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landed, sizes are land area · 787842

Peirce Vale

Project page · 999-year lease from 1885

Indicative value range
S$3,645,762 – S$5,009,046
Indicative mid S$3,935,159 · S$2,284 psf

Based on 30 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 1,723 sqft of land, typical for Peirce Vale. Houses differ widely in land and built-up area, so enter yours below for your own range.

999-year tenure: the lease method is for 99-year leasehold only.

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 2026Landed, Li Po Avenue · 89 m-1,802 sqftS$3,835,000S$2,128 psf×1.000S$2,128 psf
Aug 2026Sembawang Hills Estate · 540 m-1,500 sqftS$3,950,000S$2,632 psf×1.000S$2,632 psf
Jul 2026Sembawang Hills Estate · 540 m-1,920 sqftS$4,848,000S$2,525 psf×1.000S$2,525 psf
Jul 2026Sembawang Hills Estate · 540 m-1,500 sqftS$4,380,000S$2,919 psf×1.000S$2,919 psf
Jul 2026Sembawang Hills Estate · 540 m-1,500 sqftS$3,168,000S$2,111 psf×1.000S$2,111 psf
May 2026Teachers' Housing Estate · 242 m-1,802 sqftS$3,700,000S$2,053 psf×1.000S$2,053 psf
Mar 2026Sembawang Hills Estate · 540 m-1,542 sqftS$5,800,000S$3,760 psf×0.999S$3,756 psf
Mar 2026Sembawang Hills Estate · 540 m-1,521 sqftS$3,368,888S$2,215 psf×0.999S$2,213 psf
Mar 2026Sembawang Hills Estate · 540 m-1,486 sqftS$3,080,000S$2,072 psf×0.999S$2,070 psf
Feb 2026Sembawang Hills Estate · 540 m-1,907 sqftS$4,393,939S$2,304 psf×0.999S$2,301 psf
Jan 2026Sembawang Hills Estate · 540 m-1,500 sqftS$4,888,000S$3,258 psf×0.999S$3,254 psf
Dec 2025Sembawang Hills Estate · 540 m-1,500 sqftS$4,750,000S$3,166 psf×1.021S$3,231 psf
Dec 2025Sembawang Hills Estate · 540 m-1,783 sqftS$5,450,000S$3,058 psf×1.021S$3,121 psf
Nov 2025Teachers' Housing Estate · 242 m-1,802 sqftS$4,000,000S$2,220 psf×1.021S$2,266 psf
Oct 2025Sembawang Hills Estate · 540 m-1,500 sqftS$4,150,000S$2,766 psf×1.021S$2,823 psf
Oct 2025Teachers' Housing Estate · 242 m-1,835 sqftS$3,888,000S$2,119 psf×1.021S$2,162 psf
Sept 2025Sembawang Hills Estate · 540 m-1,500 sqftS$3,128,000S$2,085 psf×1.031S$2,149 psf
Sept 2025Teachers' Housing Estate · 242 m-1,802 sqftS$3,580,000S$1,987 psf×1.031S$2,048 psf
Aug 2025Sembawang Hills Estate · 540 m-1,500 sqftS$4,950,000S$3,299 psf×1.031S$3,401 psf
Jul 2025Sembawang Hills Estate · 540 m-1,516 sqftS$4,225,000S$2,788 psf×1.031S$2,874 psf
Jul 2025Teachers' Housing Estate · 242 m-1,821 sqftS$3,550,000S$1,949 psf×1.031S$2,009 psf
May 2025Sembawang Hills Estate · 540 m-1,786 sqftS$5,080,000S$2,845 psf×1.039S$2,956 psf
Apr 2025Sembawang Hills Estate · 540 m-1,517 sqftS$3,950,000S$2,604 psf×1.039S$2,706 psf
Apr 2025Sembawang Hills Estate · 540 m-1,696 sqftS$3,350,000S$1,975 psf×1.039S$2,052 psf
Apr 2025Teachers' Housing Estate · 242 m-1,804 sqftS$3,780,000S$2,095 psf×1.039S$2,177 psf
Mar 2025Sembawang Hills Estate · 540 m-1,500 sqftS$4,168,000S$2,778 psf×1.050S$2,918 psf
Dec 2024Sembawang Hills Estate · 540 m-1,527 sqftS$3,350,000S$2,193 psf×1.054S$2,311 psf
Dec 2024Sembawang Hills Estate · 540 m-1,500 sqftS$3,000,000S$1,999 psf×1.054S$2,107 psf
Dec 2024Teachers' Housing Estate · 242 m-1,816 sqftS$3,600,000S$1,983 psf×1.054S$2,089 psf
Nov 2024Sembawang Hills Estate · 540 m-1,518 sqftS$3,110,000S$2,049 psf×1.054S$2,159 psf

How accurate is this estimate for Peirce Vale?

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.

1.05% gross yield

S$41,359 of rent a year against the estimate above · 0.74 points below flats like it

No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$3,447 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

SignedSizeBedsTypeRent a month
Q3 20263000-3500 sqft—Terrace HouseS$6,500
Q1 20253000-3500 sqft—Semi-Detached HouseS$8,200
Q3 20243000-3500 sqft—Terrace HouseS$6,200

1 URA rental contracts at Peirce Vale since 2025Q4, a median of S$2.00 psf a month on 160.1 sqm.

Buying or selling at S$3,935,159?

Buying: Stamp duty on S$3,935,159 · Cash and CPF needed on S$3,935,159 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,935,159.

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

Primary schools near 22 Tagore Avenue

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
Oct 2023
Peirce Vale · Terrace
1,723 sqftS$3,880,000S$2,251 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.