landed, sizes are land area · 416972
Kembangan Estate
Project page · Freehold
Indicative value range
S$5,143,766 – S$6,217,816
Indicative mid S$5,679,562 · S$2,232 psf
Based on 19 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 2,545 sqft of land, typical for Kembangan Estate. 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Landed, Lorong Sarina · 439 m | - | 2,504 sqft | S$4,980,000 | S$1,989 psf | ×1.000 | S$1,989 psf |
| Aug 2026 | Landed, Jalan Ishak · 152 m | - | 2,900 sqft | S$7,200,000 | S$2,483 psf | ×1.000 | S$2,483 psf |
| Jul 2026 | Kembangan Villas · 760 m | - | 2,310 sqft | S$5,800,000 | S$2,511 psf | ×1.000 | S$2,511 psf |
| Jul 2026 | Landed, Lorong H Telok Kurau · 877 m | - | 2,271 sqft | S$5,028,000 | S$2,214 psf | ×1.000 | S$2,214 psf |
| May 2026 | Landed, Jalan Kembangan · 781 m | - | 2,609 sqft | S$5,500,000 | S$2,108 psf | ×1.000 | S$2,108 psf |
| Apr 2026 | Landed, Lorong Marican · 515 m | - | 2,731 sqft | S$4,956,000 | S$1,815 psf | ×1.000 | S$1,815 psf |
| Mar 2026 | Landed, Lorong Melayu · 544 m | - | 2,751 sqft | S$5,656,888 | S$2,056 psf | ×0.999 | S$2,054 psf |
| Mar 2026 | Landed, Joo Chiat Avenue · 982 m | - | 2,353 sqft | S$5,288,888 | S$2,248 psf | ×0.999 | S$2,245 psf |
| Feb 2026 | Landed, Lorong Marican · 515 m | - | 2,327 sqft | S$5,200,000 | S$2,234 psf | ×0.999 | S$2,232 psf |
| Feb 2026 | Landed, Lorong Marzuki · 302 m | - | 2,345 sqft | S$5,428,000 | S$2,314 psf | ×0.999 | S$2,312 psf |
| Nov 2025 | Landed, Lengkong Tiga · 571 m | - | 2,687 sqft | S$4,180,000 | S$1,556 psf | ×1.021 | S$1,588 psf |
| Nov 2025 | Landed, Lorong Mydin · 511 m | - | 2,355 sqft | S$5,060,000 | S$2,148 psf | ×1.021 | S$2,193 psf |
| Nov 2025 | Landed, Lorong H Telok Kurau · 877 m | - | 2,704 sqft | S$6,418,000 | S$2,374 psf | ×1.021 | S$2,423 psf |
| Sept 2025 | Landed, Lorong 110 Changi · 736 m | - | 2,391 sqft | S$4,550,000 | S$1,903 psf | ×1.031 | S$1,962 psf |
| Jul 2025 | Landed, Lengkong Dua · 742 m | - | 2,692 sqft | S$6,050,000 | S$2,247 psf | ×1.031 | S$2,317 psf |
| May 2025 | Landed, Jalan Kechot · 168 m | - | 2,626 sqft | S$4,650,000 | S$1,770 psf | ×1.039 | S$1,840 psf |
| May 2025 | Landed, Jalan Singa · 827 m | - | 2,172 sqft | S$6,000,000 | S$2,762 psf | ×1.039 | S$2,870 psf |
| Apr 2025 | Landed, Jalan Singa · 827 m | - | 2,193 sqft | S$5,200,000 | S$2,372 psf | ×1.039 | S$2,464 psf |
| Dec 2024 | Landed, Lorong Salleh · 142 m | - | 2,193 sqft | S$5,600,000 | S$2,554 psf | ×1.054 | S$2,691 psf |
How accurate is this estimate for Kembangan Estate?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Kembangan Estate since.
- Median error
- 21.5%
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.
Buying or selling at S$5,679,562?
Buying: Stamp duty on S$5,679,562 · Cash and CPF needed on S$5,679,562 · How much can I borrow · Monthly repayment on a 75% loan.
Selling: Net proceeds from selling on S$5,679,562.
Each opens with this figure filled in; change anything there.
Primary schools near 70a Lorong Melayu
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
- St. Stephen's School (boys) · 788 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 908 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Maha Bodhi School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Haig Girls' School (girls) · 1,358 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,451 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,674 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,753 m
- Tao Nan School · 1,806 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ngee Ann Primary School · 1,954 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Kembangan Estate · Semi-detachednew sale | 2,160 sqft | S$6,160,000 | S$2,851 psf |
| Nov 2025 | Kembangan Estate · Semi-detached | 3,006 sqft | S$6,238,000 | S$2,075 psf |
| Nov 2025 | Kembangan Estate · Terrace | 1,824 sqft | S$4,900,000 | S$2,686 psf |
| Oct 2025 | Kembangan Estate · Semi-detached | 3,193 sqft | S$6,848,000 | S$2,145 psf |
| Sept 2025 | Kembangan Estate · Semi-detached | 3,588 sqft | S$5,075,000 | S$1,415 psf |
| Aug 2025 | Kembangan Estate · Terrace | 2,056 sqft | S$3,900,000 | S$1,897 psf |
| Jul 2025 | Kembangan Estate · Semi-detached | 2,154 sqft | S$5,250,000 | S$2,437 psf |
| May 2025 | Kembangan Estate · Detached | 5,492 sqft | S$7,050,000 | S$1,284 psf |
| Feb 2025 | Kembangan Estate · Semi-detached excluded: outlier | 3,906 sqft | S$7,900,000 | S$2,022 psf |
| Aug 2024 | Kembangan Estate · Semi-detached | 3,720 sqft | S$9,160,000 | S$2,462 psf |
| Jul 2024 | Kembangan Estate · Semi-detached | 3,368 sqft | S$5,000,000 | S$1,485 psf |
| Jun 2024 | Kembangan Estate · Terrace excluded: outlier | 2,234 sqft | S$3,850,000 | S$1,724 psf |
| May 2024 | Kembangan Estate · Semi-detached | 3,848 sqft | S$5,100,000 | S$1,325 psf |
| Apr 2024 | Kembangan Estate · Detached | 6,454 sqft | S$8,906,520 | S$1,380 psf |
| Apr 2024 | Kembangan Estate · Semi-detached | 2,254 sqft | S$4,200,000 | S$1,863 psf |
| Feb 2024 | Kembangan Estate · Terrace | 1,970 sqft | S$4,700,000 | S$2,386 psf |
| Dec 2023 | Kembangan Estate · Terrace | 1,570 sqft | S$3,300,000 | S$2,101 psf |
| Nov 2023 | Kembangan Estate · Semi-detached | 3,446 sqft | S$4,678,000 | S$1,358 psf |
| Sept 2023 | Kembangan Estate · Semi-detached | 3,622 sqft | S$5,080,000 | S$1,403 psf |
| Sept 2023 | Kembangan Estate · Terrace | 1,869 sqft | S$3,950,000 | S$2,114 psf |
| Jul 2023 | Kembangan Estate · Semi-detached excluded: related party | 4,141 sqft | S$5,100,000 | S$1,232 psf |
| Jun 2023 | Kembangan Estate · Terrace | 1,528 sqft | S$3,448,888 | S$2,256 psf |
| Jun 2023 | Kembangan Estate · Detached | 4,313 sqft | S$6,200,000 | S$1,437 psf |
| May 2023 | Kembangan Estate · Semi-detached | 3,736 sqft | S$5,280,000 | S$1,413 psf |
| Apr 2023 | Kembangan Estate · Terrace | 2,265 sqft | S$4,800,000 | S$2,119 psf |
| Mar 2023 | Kembangan Estate · Terrace | 1,713 sqft | S$3,900,000 | S$2,277 psf |
| Feb 2023 | Kembangan Estate · Terrace | 1,863 sqft | S$3,760,000 | S$2,018 psf |
| Dec 2022 | Kembangan Estate · Semi-detached | 2,321 sqft | S$3,850,000 | S$1,659 psf |
| Nov 2022 | Kembangan Estate · Terrace | 1,714 sqft | S$3,450,000 | S$2,013 psf |
| Oct 2022 | Kembangan Estate · Terrace | 2,389 sqft | S$4,500,000 | S$1,884 psf |
| Oct 2022 | Kembangan Estate · Terracenew sale | 2,537 sqft | S$5,480,000 | S$2,160 psf |
| Sept 2022 | Kembangan Estate · Semi-detached | 2,545 sqft | S$5,380,000 | S$2,114 psf |
| Sept 2022 | Kembangan Estate · Terrace | 3,187 sqft | S$5,480,000 | S$1,719 psf |
| Sept 2022 | Kembangan Estate · Terrace | 1,824 sqft | S$4,238,888 | S$2,323 psf |
| Aug 2022 | Kembangan Estate · Terrace | 1,541 sqft | S$2,800,000 | S$1,817 psf |
| Aug 2022 | Kembangan Estate · Terracenew sale | 2,408 sqft | S$5,380,000 | S$2,234 psf |
| Aug 2022 | Kembangan Estate · Detached | 6,501 sqft | S$7,800,000 | S$1,200 psf |
| Jul 2022 | Kembangan Estate · Terrace | 3,018 sqft | S$4,600,000 | S$1,524 psf |
| Jun 2022 | Kembangan Estate · Terrace | 3,951 sqft | S$4,200,000 | S$1,063 psf |
| Jun 2022 | Kembangan Estate · Semi-detached | 3,006 sqft | S$4,418,000 | S$1,470 psf |
| May 2022 | Kembangan Estate · Terrace | 1,572 sqft | S$3,550,000 | S$2,259 psf |
| May 2022 | Kembangan Estate · Semi-detached | 3,193 sqft | S$5,701,000 | S$1,786 psf |
| Apr 2022 | Kembangan Estate · Terrace | 2,251 sqft | S$3,800,000 | S$1,688 psf |
| Apr 2022 | Kembangan Estate · Semi-detached | 2,154 sqft | S$3,680,000 | S$1,709 psf |
| Apr 2022 | Kembangan Estate · Semi-detached | 3,894 sqft | S$5,560,000 | S$1,428 psf |
| Apr 2022 | Kembangan Estate · Semi-detached | 5,138 sqft | S$5,600,000 | S$1,090 psf |
| Mar 2022 | Kembangan Estate · Semi-detached | 3,720 sqft | S$4,500,000 | S$1,210 psf |
| Feb 2022 | Kembangan Estate · Terracenew sale | 1,780 sqft | S$4,300,000 | S$2,415 psf |
| Jan 2022 | Kembangan Estate · Semi-detached | 3,873 sqft | S$4,380,000 | S$1,131 psf |
| Dec 2021 | Kembangan Estate · Semi-detached | 3,906 sqft | S$4,300,000 | S$1,101 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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.