Mera Gardens
Project page · 99-year lease from 1994
Only 3 comparable sales found after widening to projects within 2 km, last 24 months. At least 5 are needed for an indicative range. The sales that exist are listed below.
No storey entered, so sales were not adjusted for height
Valued at 1,729 sqft of land, typical for Mera Gardens. 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Mera Gardens | - | 1,620 sqft | S$2,750,000 | S$1,698 psf | ×1.000 | S$1,698 psf |
| Jul 2026 | Fuyong Estate · 1263 m | - | 1,775 sqft | S$580,000 | S$327 psf | ×1.000 | S$327 psf |
| Jun 2025 | Mera Gardens | - | 1,657 sqft | S$2,800,000 | S$1,690 psf | ×1.039 | S$1,756 psf |
How accurate is this estimate for Mera 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.
No lease here was signed at this size, so the rent comes from what the 4 leases at this project fetch per square foot, which is about S$4,806 a month at this size.
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 |
|---|---|---|---|---|
| Q3 2026 | 4000-4500 sqft | — | Detached House | S$14,300 |
| Q1 2026 | 4000-4500 sqft | — | Detached House | S$11,800 |
| Q1 2026 | 4500-5000 sqft | — | Detached House | S$11,500 |
| Q4 2025 | 4000-4500 sqft | — | Detached House | S$11,800 |
| Q2 2025 | 4000-4500 sqft | — | Detached House | S$12,000 |
| Q2 2025 | 2000-2500 sqft | — | Terrace House | S$7,150 |
| Q3 2024 | 2500-3000 sqft | — | Terrace House | S$7,000 |
4 URA rental contracts at Mera Gardens since 2025Q4, a median of S$2.78 psf a month on 160.6 sqm.
Buying or selling here?
Buying: Stamp duty · Cash and CPF needed · How much can I borrow · Monthly repayment · Property tax on this rent.
Selling: Net proceeds from selling.
Primary schools near 7 Almond Crescent
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
- Bukit Panjang Primary School · 132 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhenghua Primary School · 593 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 794 m · no 2025 Phase 2C ballot
1 to 2 km
- Beacon Primary School · 1,072 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greenridge Primary School · 1,307 m · no 2025 Phase 2C ballot
- West View Primary School · 1,613 m · no 2025 Phase 2C ballot
- West Spring Primary School · 1,769 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Mera Gardens · Terrace · 67 years left | 1,620 sqft | S$2,750,000 | S$1,698 psf |
| Dec 2025 | Mera Gardens · Detached · 67 years left | 5,966 sqft | S$6,500,000 | S$1,089 psf |
| Jun 2025 | Mera Gardens · Terrace · 68 years left | 1,657 sqft | S$2,800,000 | S$1,690 psf |
| Sept 2024 | Mera Gardens · Detached · 68 years left excluded: related party | 5,933 sqft | S$3,850,000 | S$649 psf |
| Mar 2024 | Mera Gardens · Terrace · 69 years left | 1,612 sqft | S$2,750,000 | S$1,706 psf |
| Feb 2024 | Mera Gardens · Detached · 69 years left excluded: related party | 7,444 sqft | S$5,250,000 | S$705 psf |
| Nov 2023 | Mera Gardens · Terrace · 69 years left | 1,871 sqft | S$2,750,000 | S$1,470 psf |
| Aug 2023 | Mera Gardens · Terrace · 69 years left | 1,640 sqft | S$2,380,000 | S$1,451 psf |
| Aug 2023 | Mera Gardens · Detached · 69 years left excluded: related party | 5,966 sqft | S$4,000,000 | S$670 psf |
| Jun 2023 | Mera Gardens · Terrace · 70 years left | 1,729 sqft | S$2,370,000 | S$1,371 psf |
| May 2023 | Mera Gardens · Terrace · 70 years left | 1,620 sqft | S$2,550,000 | S$1,574 psf |
| Mar 2023 | Mera Gardens · Detached · 70 years left excluded: related party | 5,956 sqft | S$4,300,000 | S$722 psf |
| Oct 2022 | Mera Gardens · Terrace · 70 years left | 1,668 sqft | S$2,300,000 | S$1,379 psf |
| Sept 2022 | Mera Gardens · Detached · 70 years left excluded: related party | 7,815 sqft | S$4,250,000 | S$544 psf |
| Aug 2022 | Mera Gardens · Terrace · 70 years left | 1,871 sqft | S$2,138,000 | S$1,143 psf |
| Apr 2022 | Mera Gardens · Terrace · 71 years left | 1,729 sqft | S$2,250,000 | S$1,302 psf |
| Nov 2021 | Mera Gardens · Detached · 71 years left | 5,920 sqft | S$3,980,000 | S$672 psf |
| Nov 2021 | Mera Gardens · Terrace · 71 years left | 1,729 sqft | S$1,928,000 | S$1,115 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Mera Gardens · 4000-4500 sqft · Detached House | S$14,300 | S$3.36 psf |
| Q1 2026 | Mera Gardens · 4000-4500 sqft · Detached House | S$11,800 | S$2.78 psf |
| Q1 2026 | Mera Gardens · 4500-5000 sqft · Detached House | S$11,500 | S$2.42 psf |
| Q4 2025 | Mera Gardens · 4000-4500 sqft · Detached House | S$11,800 | S$2.78 psf |
| Q2 2025 | Mera Gardens · 4000-4500 sqft · Detached House | S$12,000 | S$2.82 psf |
| Q2 2025 | Mera Gardens · 2000-2500 sqft · Terrace House | S$7,150 | S$3.18 psf |
| Q3 2024 | Mera Gardens · 2500-3000 sqft · Terrace House | S$7,000 | S$2.55 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.