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landed, sizes are land area · 278612

Mcmahon Park

Project page · 999-year lease from 1877

Indicative value range
S$8,310,597 – S$10,802,278
Indicative mid S$9,321,486 · S$2,507 psf

Based on 5 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 3,718 sqft of land, typical for Mcmahon Park. 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
Aug 2025Mcmahon Park-3,283 sqftS$6,160,000S$1,876 psf×0.988S$1,855 psf
Jun 2025Mcmahon Park-3,527 sqftS$8,800,000S$2,495 psf×1.005S$2,507 psf
Apr 2025Mcmahon Park-3,687 sqftS$8,200,000S$2,224 psf×1.005S$2,235 psf
Mar 2025Mcmahon Park-3,998 sqftS$12,000,000S$3,002 psf×1.035S$3,108 psf
Jan 2025Mcmahon Park-3,492 sqftS$9,800,000S$2,807 psf×1.035S$2,906 psf

How accurate is this estimate for Mcmahon Park?

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.

2.24% gross yield

S$208,800 of rent a year against the estimate above · 0.36 points above flats like it

Leases signed here within a quarter of this size run about S$17,400 a month, the middle of 1 of them.

In the core central region, freehold houses yield 1.88%, from 188 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 20261000-1500 sqft—Semi-Detached HouseS$6,500
Q2 20261500-2000 sqft—Detached HouseS$5,500
Q1 20262500-3000 sqft—Semi-Detached HouseS$10,800
Q4 20254500-5000 sqft—Semi-Detached HouseS$17,400
Q4 20252000-2500 sqft—Semi-Detached HouseS$8,000
Q4 20252000-2500 sqft—Semi-Detached HouseS$5,300
Q3 20252500-3000 sqft—Detached HouseS$17,300
Q3 20252500-3000 sqft—Semi-Detached HouseS$8,500

median of 1 URA rental contracts at Mcmahon Park within a quarter of 345.4 sqm, since 2025Q4.

Buying or selling at S$9,321,486?

Buying: Stamp duty on S$9,321,486 · Cash and CPF needed on S$9,321,486 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$9,321,486.

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

Primary schools near 265 Holland Road

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
Aug 2026
Mcmahon Park · Detached
5,417 sqftS$11,350,000S$2,095 psf
Oct 2025
Mcmahon Park · Detached
4,281 sqftS$8,000,000S$1,869 psf
Aug 2025
Mcmahon Park · Detached
3,283 sqftS$6,160,000S$1,876 psf
Jul 2025
Mcmahon Park · Detached
10,853 sqftS$20,500,000S$1,889 psf
Jun 2025
Mcmahon Park · Semi-detached
2,454 sqftS$5,725,000S$2,333 psf
Jun 2025
Mcmahon Park · Semi-detached
3,527 sqftS$8,800,000S$2,495 psf
Apr 2025
Mcmahon Park · Semi-detached
3,687 sqftS$8,200,000S$2,224 psf
Mar 2025
Mcmahon Park · Semi-detached
3,998 sqftS$12,000,000S$3,002 psf
Jan 2025
Mcmahon Park · Semi-detached
3,492 sqftS$9,800,000S$2,807 psf
Nov 2023
Mcmahon Park · Detached
12,087 sqftS$25,250,000S$2,089 psf
Jul 2023
Mcmahon Park · Semi-detached
3,548 sqftS$10,380,000S$2,926 psf
Jul 2023
Mcmahon Park · Semi-detached
3,750 sqftS$7,300,000S$1,947 psf
Jun 2023
Mcmahon Park · Detached
6,026 sqftS$13,488,000S$2,238 psf
Dec 2022
Mcmahon Park · Semi-detached
3,464 sqftS$7,520,000S$2,171 psf
Jul 2022
Mcmahon Park · Semi-detached
3,442 sqftS$11,000,000S$3,196 psf
Jun 2022
Mcmahon Park · Semi-detached
3,758 sqftS$7,880,000S$2,097 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.