Tivoli Gardens
Project page · 99-year lease from 1996
Based on 5 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 1,682 sqft of land, typical for Tivoli 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 |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Ardisia Gardens · 872 m | - | 1,807 sqft | S$3,050,000 | S$1,688 psf | ×0.999 | S$1,686 psf |
| Dec 2025 | Ardisia Gardens · 872 m | - | 1,731 sqft | S$3,208,000 | S$1,853 psf | ×1.021 | S$1,892 psf |
| Apr 2025 | Tivoli Gardens | - | 1,624 sqft | S$2,690,000 | S$1,656 psf | ×1.039 | S$1,721 psf |
| Feb 2025 | Ardisia Gardens · 872 m | - | 1,615 sqft | S$3,180,000 | S$1,970 psf | ×1.050 | S$2,069 psf |
| Nov 2024 | Ardisia Gardens · 872 m | - | 1,709 sqft | S$3,000,000 | S$1,755 psf | ×1.054 | S$1,849 psf |
How accurate is this estimate for Tivoli Gardens?
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.
1.82% gross yield
S$56,529 of rent a year against the estimate above · 0.64 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$4,711 a month at this size.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 projects.
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 |
|---|---|---|---|---|
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$6,300 |
1 URA rental contracts at Tivoli Gardens since 2025Q4, a median of S$2.80 psf a month on 156.3 sqm.
Buying or selling at S$3,111,141?
Buying: Stamp duty on S$3,111,141 · Cash and CPF needed on S$3,111,141 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,111,141.
Each opens with this figure filled in; change anything there.
Primary schools near 29 Tai Keng Place
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 458 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Maris Stella High School (boys) · 619 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Cedar Primary School · 1,389 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,487 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,665 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Tivoli Gardens · Terrace · 68 years left | 4,946 sqft | S$3,600,000 | S$728 psf |
| Apr 2025 | Tivoli Gardens · Terrace · 70 years left | 1,624 sqft | S$2,690,000 | S$1,656 psf |
| Sept 2022 | Tivoli Gardens · Terrace · 72 years left | 1,741 sqft | S$2,588,000 | S$1,487 psf |
| Aug 2022 | Tivoli Gardens · Terrace · 72 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Jun 2022 | Tivoli Gardens · Terrace · 73 years left | 1,615 sqft | S$2,680,000 | S$1,660 psf |
| Jan 2022 | Tivoli Gardens · Terrace · 73 years left | 2,159 sqft | S$2,408,000 | S$1,115 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q1 2026 | Tivoli Gardens · 2000-2500 sqft · Terrace House | S$6,300 | S$2.80 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$2,976,441 | S$3,286,231 | S$3,621,295 | S$3,723,406 |
| 10 years | 58 years | S$2,804,780 | S$3,419,012 | S$4,151,760 | S$4,389,199 |
| 20 years | 48 years | S$2,491,386 | S$3,702,068 | S$5,458,933 | S$6,101,179 |
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.