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landed, sizes are land area · 677713

Michaels' Residences

Project page · 99-year lease from 2012

Indicative value range
S$731,155 – S$4,063,321
Indicative mid S$2,384,455 · S$966 psf

Based on 6 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 2,469 sqft of land, typical for Michaels' Residences. Houses differ widely in land and built-up area, so enter yours below for your own range.

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 2026Fuyong Estate · 1240 m-2,835 sqftS$775,000S$273 psf×1.000S$273 psf
Jun 2026Fuyong Estate · 1240 m-2,810 sqftS$800,000S$285 psf×1.000S$285 psf
Nov 2025Michaels' Residences-2,224 sqftS$4,000,000S$1,799 psf×1.021S$1,836 psf
Oct 2025Michaels' Residences-2,274 sqftS$3,700,000S$1,627 psf×1.021S$1,660 psf
Jul 2025Michaels' Residences-2,511 sqftS$3,900,000S$1,553 psf×1.031S$1,601 psf
Jun 2025Fuyong Estate · 1240 m-2,792 sqftS$888,000S$318 psf×1.039S$330 psf

How accurate is this estimate for Michaels' 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.

4.16% gross yield

S$99,263 of rent a year against the estimate above · 1.56 points above flats like it

No lease here was signed at this size, so the rent comes from what the 10 leases at this project fetch per square foot, which is about S$8,272 a month at this size.

In outside the central region, leasehold houses yield 2.60%, from 58 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 20264000-4500 sqft—Detached HouseS$15,500
Q3 20264000-4500 sqft—Detached HouseS$15,500
Q3 20264000-4500 sqft—Detached HouseS$14,500
Q3 20264000-4500 sqft—Detached HouseS$14,500
Q3 20264000-4500 sqft—Detached HouseS$14,000
Q3 20264000-4500 sqft—Detached HouseS$14,000
Q2 20264000-4500 sqft—Detached HouseS$15,800
Q2 20264000-4500 sqft—Detached HouseS$14,000

10 URA rental contracts at Michaels' Residences since 2025Q4, a median of S$3.35 psf a month on 229.4 sqm.

Buying or selling at S$2,384,455?

Buying: Stamp duty on S$2,384,455 · Cash and CPF needed on S$2,384,455 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,384,455.

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

Primary schools near 36 Almond 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
Jul 2026
Michaels' Residences · Detached · 85 years left
4,352 sqftS$4,980,000S$1,144 psf
Nov 2025
Michaels' Residences · Detached · 85 years left
5,325 sqftS$5,900,000S$1,108 psf
Nov 2025
Michaels' Residences · Semi-detached · 85 years left
2,224 sqftS$4,000,000S$1,799 psf
Oct 2025
Michaels' Residences · Semi-detached · 85 years left
2,274 sqftS$3,700,000S$1,627 psf
Jul 2025
Michaels' Residences · Semi-detached · 86 years left
2,511 sqftS$3,900,000S$1,553 psf
Dec 2023
Michaels' Residences · Semi-detached · 87 years left
2,224 sqftS$3,600,000S$1,619 psf
Dec 2022
Michaels' Residences · Semi-detached · 88 years left
2,941 sqftS$4,100,000S$1,394 psf
Oct 2022
Michaels' Residences · Semi-detached · 88 years left
2,274 sqftS$3,300,000S$1,451 psf
Aug 2022
Michaels' Residences · Semi-detached · 88 years left
2,237 sqftS$3,268,888S$1,461 psf
Jun 2022
Michaels' Residences · Semi-detached · 89 years left
2,697 sqftS$3,800,000S$1,409 psf
Feb 2022
Michaels' Residences · Semi-detached · 89 years left
2,784 sqftS$3,708,000S$1,332 psf
Feb 2022
Michaels' Residences · Semi-detached · 89 years left
2,742 sqftS$3,800,000S$1,386 psf
Feb 2022
Michaels' Residences · Semi-detached · 89 years left
2,426 sqftS$3,430,000S$1,414 psf
Nov 2021
Michaels' Residences · Semi-detached · 89 years left
2,224 sqftS$3,120,000S$1,403 psf

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years79 yearsS$2,188,836S$2,416,652S$2,663,054S$2,738,145
10 years74 yearsS$2,074,790S$2,529,158S$3,071,197S$3,246,838
20 years64 yearsS$1,940,684S$2,883,754S$4,252,277S$4,752,559

On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% 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.