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landed, sizes are land area · 266124

Victoria Park Villas

Project page · 99-year lease from 2013

Indicative value range
S$5,895,725 – S$6,599,573
Indicative mid S$6,075,922 · S$2,601 psf

Based on 7 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 2,336 sqft of land, typical for Victoria Park Villas. 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
Oct 2026Victoria Park Villas-2,258 sqftS$6,500,000S$2,878 psf×1.000S$2,878 psf
Sept 2026Victoria Park Villas-2,272 sqftS$6,300,000S$2,773 psf×1.000S$2,773 psf
May 2026Victoria Park Villas-2,539 sqftS$6,380,000S$2,513 psf×1.000S$2,513 psf
Dec 2025Victoria Park Villas-2,153 sqftS$6,150,000S$2,857 psf×1.024S$2,926 psf
Feb 2025Victoria Park Villas-2,368 sqftS$5,800,000S$2,449 psf×1.035S$2,536 psf
Feb 2025Victoria Park Villas-2,615 sqftS$6,250,000S$2,390 psf×1.035S$2,475 psf
Jan 2025Victoria Park Villas-2,288 sqftS$5,750,000S$2,513 psf×1.035S$2,601 psf

How accurate is this estimate for Victoria Park Villas?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Victoria Park Villas since.

Median error
35.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

What this house earns against what it costs, set beside what homes like it earn.

2.32% gross yield

S$140,707 of rent a year against the estimate above · 0.37 points below flats like it

No lease here was signed at this size, so the rent comes from what the 9 leases at this project fetch per square foot, which is about S$11,726 a month at this size.

Across Singapore, leasehold houses yield 2.69%, from 77 projects. This region has too few to measure on its own.

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 20262500-3000 sqft—Semi-Detached HouseS$15,600
Q3 20262500-3000 sqft—Semi-Detached HouseS$14,000
Q2 20263000-3500 sqft—Semi-Detached HouseS$16,000
Q2 20262500-3000 sqft—Semi-Detached HouseS$13,800
Q1 20262500-3000 sqft—Semi-Detached HouseS$15,000
Q1 20262500-3000 sqft—Semi-Detached HouseS$15,000
Q1 20263000-3500 sqft—Semi-Detached HouseS$14,200
Q1 20262500-3000 sqft—Semi-Detached HouseS$13,500

9 URA rental contracts at Victoria Park Villas since 2025Q4, a median of S$5.02 psf a month on 217 sqm.

Buying or selling at S$6,075,922?

Buying: Stamp duty on S$6,075,922 · Cash and CPF needed on S$6,075,922 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$6,075,922.

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

Primary schools near 41 Victoria Park Grove

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Victoria Park Villas · Semi-detached · 85 years left
2,258 sqftS$6,500,000S$2,878 psf
Sept 2026
Victoria Park Villas · Semi-detached · 85 years left
2,272 sqftS$6,300,000S$2,773 psf
May 2026
Victoria Park Villas · Semi-detached · 86 years left
2,539 sqftS$6,380,000S$2,513 psf
Dec 2025
Victoria Park Villas · Semi-detached · 86 years left
2,153 sqftS$6,150,000S$2,857 psf
Feb 2025
Victoria Park Villas · Semi-detached · 87 years left
2,615 sqftS$6,250,000S$2,390 psf
Feb 2025
Victoria Park Villas · Semi-detached · 87 years left
2,368 sqftS$5,800,000S$2,449 psf
Jan 2025
Victoria Park Villas · Semi-detached · 87 years left
2,288 sqftS$5,750,000S$2,513 psf
Aug 2024
Victoria Park Villas · Semi-detached · 87 years left
2,297 sqftS$5,250,000S$2,286 psf
Jun 2024
Victoria Park Villas · Semi-detached · 88 years left
2,273 sqftS$6,000,000S$2,639 psf
Nov 2023
Victoria Park Villas · Semi-detached · 88 years left
2,869 sqftS$6,500,000S$2,266 psf
Sept 2023
Victoria Park Villas · Semi-detached · 88 years left
2,842 sqftS$6,150,000S$2,164 psf
Jun 2023
Victoria Park Villas · Semi-detached · 89 years left
2,352 sqftS$5,800,000S$2,466 psf
Feb 2023
Victoria Park Villas · Semi-detached · 89 years left
2,345 sqftS$5,700,000S$2,430 psf
Sept 2022
Victoria Park Villas · Semi-detached · 89 years left
3,517 sqftS$6,600,000S$1,877 psf
Aug 2022
Victoria Park Villas · Semi-detached · 89 years left
2,446 sqftS$5,700,000S$2,331 psf
Jun 2022
Victoria Park Villas · Semi-detached · 90 years left
2,297 sqftS$4,900,000S$2,133 psf
Feb 2022
Victoria Park Villas · Semi-detached · 90 years left
2,283 sqftS$5,200,000S$2,278 psf
Jan 2022
Victoria Park Villas · Semi-detached · 90 years left
2,221 sqftS$5,000,000S$2,252 psf
Dec 2021
Victoria Park Villas · Semi-detached · 90 years left
2,336 sqftS$5,200,000S$2,226 psf

Sale prices as filed in caveats.

Where the lease takes this

About 85 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 flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years80 yearsS$5,643,055S$6,184,712S$6,230,389S$6,865,639
10 years75 yearsS$5,180,100S$6,222,265S$6,314,513S$7,667,814
20 years65 yearsS$4,800,677S$6,926,649S$7,133,554S$10,518,875

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.18% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% 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.