Sandilands Residences
Project page · 999-year lease from 1886
Based on 44 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 2,649 sqft of land, typical for Sandilands Residences. 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Landed, Richards Avenue · 316 m | - | 2,697 sqft | S$4,950,000 | S$1,835 psf | ×1.000 | S$1,835 psf |
| Sept 2026 | Alwyn Park · 572 m | - | 2,370 sqft | S$4,700,000 | S$1,983 psf | ×1.000 | S$1,983 psf |
| Aug 2026 | Landed, Kovan Road · 666 m | - | 2,495 sqft | S$4,900,000 | S$1,964 psf | ×1.000 | S$1,964 psf |
| Jul 2026 | Landed, Hillside Drive · 509 m | - | 2,333 sqft | S$6,880,000 | S$2,950 psf | ×1.000 | S$2,950 psf |
| Jul 2026 | Landed, Florence Road · 827 m | - | 2,292 sqft | S$5,000,000 | S$2,182 psf | ×1.000 | S$2,182 psf |
| Jul 2026 | Landed, Phillips Avenue · 107 m | - | 2,550 sqft | S$5,800,000 | S$2,275 psf | ×1.000 | S$2,275 psf |
| Jul 2026 | Landed, Lowland Road · 632 m | - | 2,785 sqft | S$5,200,000 | S$1,867 psf | ×1.000 | S$1,867 psf |
| Jul 2026 | Landed, Kovan Road · 666 m | - | 2,637 sqft | S$7,530,000 | S$2,855 psf | ×1.000 | S$2,855 psf |
| May 2026 | Landed, Kovan Road · 666 m | - | 2,736 sqft | S$4,828,888 | S$1,765 psf | ×1.000 | S$1,765 psf |
| Apr 2026 | Landed, Jalan Tani · 901 m | - | 2,657 sqft | S$4,680,000 | S$1,762 psf | ×1.000 | S$1,762 psf |
| Apr 2026 | Landed, Jalan Sahabat · 654 m | - | 2,552 sqft | S$6,400,000 | S$2,508 psf | ×1.000 | S$2,508 psf |
| Apr 2026 | Landed, Richards Avenue · 316 m | - | 2,385 sqft | S$5,338,888 | S$2,238 psf | ×1.000 | S$2,238 psf |
| Apr 2026 | Landed, Highland Road · 639 m | - | 2,443 sqft | S$5,500,000 | S$2,251 psf | ×1.000 | S$2,251 psf |
| Mar 2026 | Landed, Poh Huat Road · 591 m | - | 2,256 sqft | S$4,525,000 | S$2,006 psf | ×0.999 | S$2,003 psf |
| Feb 2026 | Landed, Jalan Sahabat · 654 m | - | 2,605 sqft | S$4,300,000 | S$1,651 psf | ×0.999 | S$1,649 psf |
| Jan 2026 | Landed, Richards Place · 365 m | - | 2,801 sqft | S$4,350,000 | S$1,553 psf | ×0.999 | S$1,551 psf |
| Dec 2025 | Landed, Brighton Crescent · 913 m | - | 2,274 sqft | S$6,660,000 | S$2,928 psf | ×1.021 | S$2,989 psf |
| Dec 2025 | Landed, Teow Hock Avenue · 256 m | - | 2,320 sqft | S$6,218,000 | S$2,681 psf | ×1.021 | S$2,736 psf |
| Dec 2025 | Landed, Sirat Road · 764 m | - | 2,454 sqft | S$7,380,000 | S$3,007 psf | ×1.021 | S$3,069 psf |
| Dec 2025 | Landed, Kovan Road · 666 m | - | 2,984 sqft | S$5,680,000 | S$1,904 psf | ×1.021 | S$1,943 psf |
| Oct 2025 | Parry Park · 351 m | - | 2,787 sqft | S$4,518,000 | S$1,621 psf | ×1.021 | S$1,655 psf |
| Oct 2025 | Da Silva Villas · 566 m | - | 2,730 sqft | S$5,650,000 | S$2,070 psf | ×1.021 | S$2,113 psf |
| Oct 2025 | Landed, Parry Avenue · 122 m | - | 2,456 sqft | S$4,617,000 | S$1,880 psf | ×1.021 | S$1,919 psf |
| Oct 2025 | Landed, Poh Huat Road · 591 m | - | 2,852 sqft | S$5,950,000 | S$2,086 psf | ×1.021 | S$2,129 psf |
| Sept 2025 | Poh Huat Gardens · 539 m | - | 2,537 sqft | S$4,250,000 | S$1,675 psf | ×1.031 | S$1,727 psf |
| Sept 2025 | Landed, Hillside Drive · 509 m | - | 2,967 sqft | S$5,330,000 | S$1,797 psf | ×1.031 | S$1,852 psf |
| Sept 2025 | Landed, Simon Place · 637 m | - | 2,669 sqft | S$4,700,000 | S$1,761 psf | ×1.031 | S$1,815 psf |
| Sept 2025 | Landed, Brighton Avenue · 751 m | - | 2,700 sqft | S$5,300,000 | S$1,963 psf | ×1.031 | S$2,024 psf |
| Jul 2025 | Landed, Jalan Sahabat · 654 m | - | 2,737 sqft | S$4,730,000 | S$1,728 psf | ×1.031 | S$1,781 psf |
| Jul 2025 | Landed, Jansen Close · 569 m | - | 2,710 sqft | S$5,100,000 | S$1,882 psf | ×1.031 | S$1,940 psf |
| Jun 2025 | Sanford Park · 648 m | - | 2,954 sqft | S$5,250,000 | S$1,777 psf | ×1.039 | S$1,847 psf |
| Jun 2025 | Nanyang Park · 285 m | - | 2,263 sqft | S$4,850,000 | S$2,144 psf | ×1.039 | S$2,227 psf |
| Jun 2025 | Landed, Poh Huat Road · 591 m | - | 2,274 sqft | S$6,228,000 | S$2,738 psf | ×1.039 | S$2,845 psf |
| Jun 2025 | Landed, Poh Huat Road · 591 m | - | 2,289 sqft | S$4,250,000 | S$1,856 psf | ×1.039 | S$1,929 psf |
| Apr 2025 | Landed, Jalan Arif · 689 m | - | 2,710 sqft | S$5,188,800 | S$1,914 psf | ×1.039 | S$1,989 psf |
| Apr 2025 | Landed, Phillips Avenue · 107 m | - | 2,992 sqft | S$5,200,000 | S$1,738 psf | ×1.039 | S$1,806 psf |
| Apr 2025 | Landed, Surin Road · 978 m | - | 2,627 sqft | S$5,260,000 | S$2,002 psf | ×1.039 | S$2,080 psf |
| Mar 2025 | Landed, Brighton Avenue · 751 m | - | 2,341 sqft | S$4,700,000 | S$2,008 psf | ×1.050 | S$2,109 psf |
| Feb 2025 | Landed, Simon Place · 637 m | - | 2,933 sqft | S$6,600,000 | S$2,250 psf | ×1.050 | S$2,363 psf |
| Jan 2025 | Charlton Park · 986 m | - | 2,759 sqft | S$4,680,000 | S$1,696 psf | ×1.050 | S$1,782 psf |
| Jan 2025 | Landed, Glasgow Road · 276 m | - | 2,744 sqft | S$4,400,000 | S$1,604 psf | ×1.050 | S$1,684 psf |
| Jan 2025 | Landed, Simon Place · 637 m | - | 2,657 sqft | S$4,500,000 | S$1,694 psf | ×1.050 | S$1,779 psf |
| Dec 2024 | Glasgow Green · 346 m | - | 2,311 sqft | S$4,240,000 | S$1,835 psf | ×1.054 | S$1,933 psf |
| Dec 2024 | Landed, Florence Road · 827 m | - | 2,946 sqft | S$4,650,000 | S$1,578 psf | ×1.054 | S$1,663 psf |
How accurate is this estimate for Sandilands Residences?
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.
1.83% gross yield
S$94,800 of rent a year against the estimate above · 0.04 points above flats like it
Leases signed here within a quarter of this size run about S$7,900 a month, the middle of 1 of them.
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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 2500-3000 sqft | — | Terrace House | S$7,900 |
median of 1 URA rental contracts at Sandilands Residences within a quarter of 246.1 sqm, since 2025Q4.
Buying or selling at S$5,174,725?
Buying: Stamp duty on S$5,174,725 · Cash and CPF needed on S$5,174,725 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$5,174,725.
Each opens with this figure filled in; change anything there.
Primary schools near 33 Sandilands 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
- Zhonghua Primary School · 827 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rosyth School · 990 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Xinghua Primary School · 1,417 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,482 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,518 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,580 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ Our Lady of Good Counsel (girls) · 1,629 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,676 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,685 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2024 | Sandilands Residences · Semi-detached | 2,649 sqft | S$5,000,000 | S$1,888 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Sandilands Residences · 2500-3000 sqft · Terrace House | S$7,900 | S$2.87 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.