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Chip Bee Gardens

Project page · Freehold

Indicative value range
S$11,616,791 – S$13,662,195
Indicative mid S$12,979,771 · S$2,485 psf

Based on 23 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 5,224 sqft of land, typical for Chip Bee Gardens. Houses differ widely in land and built-up area, so enter yours below for your own range.

Freehold 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
Oct 2026Henry Park · 1418 m-5,329 sqftS$10,100,000S$1,895 psf×1.000S$1,895 psf
Sept 2026Shamrock Park · 1392 m-5,092 sqftS$11,400,000S$2,239 psf×1.000S$2,239 psf
Sept 2026Landed, Duchess Avenue · 1344 m-5,401 sqftS$16,408,000S$3,038 psf×1.000S$3,038 psf
Aug 2026Mcmahon Park · 1148 m-5,417 sqftS$11,350,000S$2,095 psf×1.000S$2,095 psf
Jun 2026Henry Park · 1418 m-5,321 sqftS$17,600,000S$3,308 psf×1.000S$3,308 psf
Feb 2026Landed, Coronation Drive · 1484 m-4,778 sqftS$13,000,000S$2,721 psf×1.018S$2,771 psf
Jan 2026King's Garden · 838 m-4,534 sqftS$16,650,000S$3,672 psf×1.018S$3,740 psf
Dec 2025Landed, Coronation Road West · 1108 m-4,692 sqftS$10,200,000S$2,174 psf×1.024S$2,226 psf
Dec 2025Landed, Jalan Haji Alias · 1008 m-5,027 sqftS$9,850,000S$1,960 psf×1.024S$2,007 psf
Nov 2025Duchess Garden · 1289 m-5,131 sqftS$13,150,000S$2,563 psf×1.024S$2,625 psf
Oct 2025Shamrock Park · 1392 m-4,632 sqftS$10,100,000S$2,181 psf×1.024S$2,233 psf
Oct 2025Landed, Coronation Road West · 1108 m-4,714 sqftS$10,700,000S$2,270 psf×1.024S$2,325 psf
Sept 2025Shamrock Park · 1392 m-5,634 sqftS$14,580,000S$2,588 psf×0.988S$2,558 psf
Sept 2025Landed, Jalan Lim Tai See · 1088 m-5,062 sqftS$11,600,000S$2,291 psf×0.988S$2,265 psf
Aug 2025Shamrock Park · 1392 m-4,619 sqftS$10,000,000S$2,165 psf×0.988S$2,140 psf
May 2025Princess Of Wales Park · 1629 m-4,604 sqftS$11,660,000S$2,533 psf×1.005S$2,545 psf
May 2025Coronation Ville · 1267 m-4,923 sqftS$13,888,000S$2,821 psf×1.005S$2,835 psf
Apr 2025Lucky Park · 1806 m-5,013 sqftS$13,000,000S$2,593 psf×1.005S$2,606 psf
Apr 2025Landed, Holland Grove Drive · 1649 m-4,524 sqftS$10,000,000S$2,210 psf×1.005S$2,221 psf
Apr 2025Landed, Jalan Pelangi · 669 m-5,128 sqftS$12,680,000S$2,473 psf×1.005S$2,485 psf
Mar 2025Henry Park · 1418 m-5,632 sqftS$13,516,888S$2,400 psf×1.035S$2,485 psf
Feb 2025Landed, Duchess Avenue · 1344 m-5,373 sqftS$13,428,000S$2,499 psf×1.035S$2,587 psf
Nov 2024Henry Park · 1418 m-5,215 sqftS$9,188,000S$1,762 psf×1.043S$1,838 psf

How accurate is this estimate for Chip Bee 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.

1.93% gross yield

S$250,739 of rent a year against the estimate above · 0.05 points above flats like it

No lease here was signed at this size, so the rent comes from what the 5 leases at this project fetch per square foot, which is about S$20,895 a month at this size.

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 20262000-2500 sqft—Semi-Detached HouseS$11,800
Q2 20263000-3500 sqft—Semi-Detached HouseS$11,800
Q2 20262000-2500 sqft—Semi-Detached HouseS$10,500
Q1 20263500-4000 sqft—Detached HouseS$13,000
Q1 20262000-2500 sqft—Semi-Detached HouseS$9,000
Q3 20252500-3000 sqft—Semi-Detached HouseS$12,000
Q2 20252500-3000 sqft—Semi-Detached HouseS$11,200
Q1 20252500-3000 sqft—Semi-Detached HouseS$12,500

5 URA rental contracts at Chip Bee Gardens since 2025Q4, a median of S$4.00 psf a month on 485.3 sqm.

Buying or selling at S$12,979,771?

Buying: Stamp duty on S$12,979,771 · Cash and CPF needed on S$12,979,771 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$12,979,771.

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

Primary schools near 39 Jalan Hitam Manis

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
Mar 2024
Chip Bee Gardens · Terrace
2,028 sqftS$6,380,000S$3,146 psf
May 2023
Chip Bee Gardens · Detached
5,224 sqftS$8,800,128S$1,685 psf
Sept 2022
Chip Bee Gardens · Detached
5,577 sqftS$9,619,980S$1,725 psf
Sept 2022
Chip Bee Gardens · Detached
5,224 sqftS$9,011,055S$1,725 psf
Apr 2022
Chip Bee Gardens · Terrace
3,373 sqftS$7,300,000S$2,164 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.