Bartley Villas
Project page · 99-year lease from 1993
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 2,178 sqft of land, typical for Bartley Villas. 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 | Tai Keng Villas · 421 m | - | 2,148 sqft | S$2,950,000 | S$1,373 psf | ×1.000 | S$1,373 psf |
| Aug 2026 | Bartley Villas | - | 2,178 sqft | S$3,400,000 | S$1,561 psf | ×1.000 | S$1,561 psf |
| Jul 2026 | Bartley Villas | - | 2,409 sqft | S$3,300,000 | S$1,370 psf | ×1.000 | S$1,370 psf |
| Jun 2026 | Rindu Terrace · 112 m | - | 2,216 sqft | S$3,330,000 | S$1,503 psf | ×1.000 | S$1,503 psf |
| Nov 2024 | Classical Terrace · 242 m | - | 2,169 sqft | S$2,878,000 | S$1,327 psf | ×1.054 | S$1,398 psf |
How accurate is this estimate for Bartley Villas?
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.
3.05% gross yield
S$93,000 of rent a year against the estimate above · 0.59 points above flats like it
Leases signed here within a quarter of this size run about S$7,750 a month, the middle of 2 of them.
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 |
|---|---|---|---|---|
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$8,500 |
| Q1 2026 | 2500-3000 sqft | — | Semi-Detached House | S$7,000 |
| Q3 2024 | 2000-2500 sqft | — | Semi-Detached House | S$7,500 |
median of 2 URA rental contracts at Bartley Villas within a quarter of 202.3 sqm, since 2025Q4.
Buying or selling at S$3,044,399?
Buying: Stamp duty on S$3,044,399 · Cash and CPF needed on S$3,044,399 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$3,044,399.
Each opens with this figure filled in; change anything there.
Primary schools near 43 How Sun Walk
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
- Maris Stella High School (boys) · 221 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 893 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yangzheng Primary School · 909 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Cedar Primary School · 996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Zhonghua Primary School · 1,663 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,721 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,965 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Bartley Villas · Semi-detached · 65 years left | 2,178 sqft | S$3,400,000 | S$1,561 psf |
| Jul 2026 | Bartley Villas · Semi-detached · 66 years left | 2,409 sqft | S$3,300,000 | S$1,370 psf |
| Nov 2025 | Bartley Villas · Semi-detached · 66 years left | 3,512 sqft | S$3,300,000 | S$940 psf |
| Jun 2024 | Bartley Villas · Terrace · 68 years left | 1,615 sqft | S$2,998,000 | S$1,857 psf |
| Dec 2023 | Bartley Villas · Terrace · 68 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Jun 2023 | Bartley Villas · Terrace · 69 years left | 1,801 sqft | S$2,080,000 | S$1,155 psf |
| Dec 2022 | Bartley Villas · Semi-detached · 69 years left | 3,018 sqft | S$2,800,000 | S$928 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q2 2026 | Bartley Villas · 2000-2500 sqft · Terrace House | S$8,500 | S$3.78 psf |
| Q1 2026 | Bartley Villas · 2500-3000 sqft · Semi-Detached House | S$7,000 | S$2.55 psf |
| Q3 2024 | Bartley Villas · 2000-2500 sqft · Semi-Detached House | S$7,500 | S$3.33 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 65 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 | 60 years | S$2,912,588 | S$3,215,733 | S$3,543,609 | S$3,643,529 |
| 10 years | 55 years | S$2,744,611 | S$3,345,665 | S$4,062,694 | S$4,295,039 |
| 20 years | 45 years | S$2,437,939 | S$3,622,649 | S$5,341,825 | S$5,970,292 |
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.