Henley Gardens
Project page · 99-year lease from 1996
Based on 16 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 1,637 sqft of land, typical for Henley Gardens. 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Park Villas · 497 m | - | 1,615 sqft | S$2,930,000 | S$1,815 psf | ×1.000 | S$1,815 psf |
| Aug 2026 | Parry Green · 977 m | - | 1,633 sqft | S$2,790,000 | S$1,709 psf | ×1.000 | S$1,709 psf |
| Jul 2026 | Park Villas · 497 m | - | 1,616 sqft | S$3,100,000 | S$1,919 psf | ×1.000 | S$1,919 psf |
| Jun 2026 | Park Villas · 497 m | - | 1,620 sqft | S$2,780,000 | S$1,716 psf | ×1.000 | S$1,716 psf |
| Mar 2026 | Park Villas · 497 m | - | 1,816 sqft | S$2,800,000 | S$1,542 psf | ×0.999 | S$1,540 psf |
| Mar 2026 | Henley Gardens | - | 1,615 sqft | S$3,180,000 | S$1,970 psf | ×0.999 | S$1,967 psf |
| Dec 2025 | Princeton Vale · 533 m | - | 1,709 sqft | S$2,750,000 | S$1,609 psf | ×1.021 | S$1,642 psf |
| Nov 2025 | Park Villas · 497 m | - | 1,615 sqft | S$2,758,000 | S$1,708 psf | ×1.021 | S$1,744 psf |
| Nov 2025 | Park Villas · 497 m | - | 1,619 sqft | S$2,778,000 | S$1,716 psf | ×1.021 | S$1,752 psf |
| Nov 2025 | Henley Gardens | - | 1,616 sqft | S$2,688,888 | S$1,664 psf | ×1.021 | S$1,699 psf |
| Oct 2025 | Parry Green · 977 m | - | 1,615 sqft | S$2,400,000 | S$1,486 psf | ×1.021 | S$1,517 psf |
| Sept 2025 | Parry Green · 977 m | - | 1,620 sqft | S$2,788,888 | S$1,722 psf | ×1.031 | S$1,775 psf |
| Jul 2025 | Park Villas · 497 m | - | 1,626 sqft | S$2,958,888 | S$1,819 psf | ×1.031 | S$1,875 psf |
| Feb 2025 | Park Villas · 497 m | - | 1,615 sqft | S$2,888,000 | S$1,789 psf | ×1.050 | S$1,879 psf |
| Dec 2024 | Park Villas · 497 m | - | 1,648 sqft | S$2,908,888 | S$1,765 psf | ×1.054 | S$1,860 psf |
| Nov 2024 | Park Villas · 497 m | - | 1,630 sqft | S$3,100,000 | S$1,902 psf | ×1.054 | S$2,004 psf |
How accurate is this estimate for Henley Gardens?
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$2,886,460?
Buying: Stamp duty on S$2,886,460 · Cash and CPF needed on S$2,886,460 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$2,886,460.
Each opens with this figure filled in; change anything there.
Primary schools near 28 Jalan Arif
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 · 320 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 729 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 993 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yio Chu Kang Primary School · 1,044 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rosyth School · 1,105 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,234 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,546 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,559 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Zhonghua Primary School · 1,629 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,813 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Palm View Primary School · 1,855 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Henley Gardens · Terrace · 69 years left | 1,615 sqft | S$3,180,000 | S$1,970 psf |
| Nov 2025 | Henley Gardens · Terrace · 69 years left | 1,616 sqft | S$2,688,888 | S$1,664 psf |
| Jan 2024 | Henley Gardens · Terrace · 71 years left | 1,650 sqft | S$2,700,000 | S$1,636 psf |
| Jul 2022 | Henley Gardens · Terrace · 73 years left | 2,376 sqft | S$2,810,000 | S$1,183 psf |
| Dec 2021 | Henley Gardens · Terrace · 73 years left | 1,623 sqft | S$2,100,000 | S$1,294 psf |
| Nov 2021 | Henley Gardens · Terrace · 73 years left | 4,908 sqft | S$3,250,000 | S$662 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2024 | Henley Gardens · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
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$2,761,487 | S$3,048,905 | S$3,359,772 | S$3,454,508 |
| 10 years | 58 years | S$2,602,224 | S$3,172,097 | S$3,851,927 | S$4,072,218 |
| 20 years | 48 years | S$2,311,462 | S$3,434,711 | S$5,064,699 | S$5,660,562 |
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.