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landed, sizes are land area · 279049

Henry Park

Project page · 999-year lease from 1885

Indicative value range
S$7,751,523 – S$8,539,670
Indicative mid S$7,915,750 · S$2,554 psf

Based on 16 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 3,099 sqft of land, typical for Henry Park. Houses differ widely in land and built-up area, so enter yours below for your own range.

999-year 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
Aug 2026Ming Teck Park · 939 m-3,496 sqftS$9,000,000S$2,574 psf×1.000S$2,574 psf
Jan 2026Holland Gardens · 581 m-3,520 sqftS$8,630,000S$2,452 psf×1.018S$2,497 psf
Jan 2026Ming Teck Park · 939 m-3,388 sqftS$8,000,000S$2,361 psf×1.018S$2,404 psf
Jan 2026Landed, Jalan Kebaya · 593 m-3,508 sqftS$9,280,000S$2,645 psf×1.018S$2,694 psf
Jan 2026Landed, Maryland Drive · 755 m-3,357 sqftS$8,750,000S$2,606 psf×1.018S$2,654 psf
Dec 2025Ming Teck Park · 939 m-3,314 sqftS$8,100,000S$2,444 psf×1.024S$2,503 psf
Oct 2025Ming Teck Park · 939 m-3,515 sqftS$8,648,000S$2,460 psf×1.024S$2,519 psf
Aug 2025Holland Grove Park · 564 m-3,160 sqftS$7,080,000S$2,240 psf×0.988S$2,214 psf
Aug 2025Mcmahon Park · 547 m-3,283 sqftS$6,160,000S$1,876 psf×0.988S$1,855 psf
Jun 2025Mcmahon Park · 547 m-3,527 sqftS$8,800,000S$2,495 psf×1.005S$2,507 psf
Apr 2025Mount Sinai · 623 m-3,450 sqftS$8,700,000S$2,522 psf×1.005S$2,534 psf
Feb 2025Mount Sinai · 623 m-3,385 sqftS$10,413,300S$3,076 psf×1.035S$3,185 psf
Jan 2025Mount Sinai · 623 m-3,328 sqftS$8,750,000S$2,629 psf×1.035S$2,722 psf
Jan 2025Mcmahon Park · 547 m-3,492 sqftS$9,800,000S$2,807 psf×1.035S$2,906 psf
Dec 2024Ming Teck Park · 939 m-3,208 sqftS$10,688,000S$3,332 psf×1.043S$3,476 psf
Dec 2024Landed, Sixth Avenue · 931 m-2,702 sqftS$7,400,000S$2,739 psf×1.043S$2,858 psf

How accurate is this estimate for Henry Park?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Henry Park since.

Median error
8.3%

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

A thin test: 7 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.

1.52% gross yield

S$120,000 of rent a year against the estimate above · 0.36 points below flats like it

Leases signed here within a quarter of this size run about S$10,000 a month, the middle of 11 of them.

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 20264000-4500 sqft—Terrace HouseS$23,500
Q3 20263000-3500 sqft—Semi-Detached HouseS$16,000
Q3 20262000-2500 sqft—Semi-Detached HouseS$10,600
Q3 20263000-3500 sqft—Terrace HouseS$10,000
Q3 20262500-3000 sqft—Semi-Detached HouseS$10,000
Q3 20262000-2500 sqft—Semi-Detached HouseS$10,000
Q3 20261500-2000 sqft—Terrace HouseS$7,200
Q3 20261500-2000 sqft—Terrace HouseS$7,000

median of 11 URA rental contracts at Henry Park within a quarter of 287.9 sqm, since 2025Q4.

Buying or selling at S$7,915,750?

Buying: Stamp duty on S$7,915,750 · Cash and CPF needed on S$7,915,750 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$7,915,750.

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

Primary schools near 8 Grove Drive

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
Oct 2026
Henry Park · Semi-detached
5,329 sqftS$10,100,000S$1,895 psf
Sept 2026
Henry Park · Terrace
2,245 sqftS$6,280,000S$2,797 psf
Aug 2026
Henry Park · Terrace
1,993 sqftS$6,900,000S$3,461 psf
Jul 2026
Henry Park · Terrace
2,009 sqftS$5,700,000S$2,838 psf
Jun 2026
Henry Park · Detached
5,321 sqftS$17,600,000S$3,308 psf
Apr 2026
Henry Park · Semi-detached
excluded: related party
8,275 sqftS$9,825,000S$1,187 psf
Jan 2026
Henry Park · Terrace
3,940 sqftS$10,500,000S$2,665 psf
Jan 2026
Henry Park · Detached
4,151 sqftS$16,000,000S$3,855 psf
Sept 2025
Henry Park · Terrace
2,074 sqftS$5,530,000S$2,666 psf
Jul 2025
Henry Park · Semi-detached
4,211 sqftS$11,000,000S$2,612 psf
Apr 2025
Henry Park · Semi-detached
2,520 sqftS$8,000,000S$3,175 psf
Mar 2025
Henry Park · Terrace
2,580 sqftS$7,888,000S$3,057 psf
Mar 2025
Henry Park · Semi-detached
5,632 sqftS$13,516,888S$2,400 psf
Nov 2024
Henry Park · Semi-detached
5,215 sqftS$9,188,000S$1,762 psf
Nov 2024
Henry Park · Semi-detached
4,194 sqftS$8,380,000S$1,998 psf
Jul 2024
Henry Park · Semi-detached
5,444 sqftS$8,200,000S$1,506 psf
Jul 2024
Henry Park · Terrace
2,242 sqftS$5,775,000S$2,576 psf
Jun 2024
Henry Park · Terrace
2,124 sqftS$5,150,000S$2,425 psf
Dec 2023
Henry Park · Terrace
3,182 sqftS$5,800,000S$1,823 psf
Nov 2023
Henry Park · Terracenew sale
2,395 sqftS$8,800,000S$3,674 psf
Jul 2023
Henry Park · Semi-detached
4,325 sqftS$9,100,000S$2,104 psf
Jun 2023
Henry Park · Semi-detached
5,321 sqftS$10,900,000S$2,049 psf
Mar 2023
Henry Park · Semi-detached
4,151 sqftS$8,550,000S$2,060 psf
Sept 2022
Henry Park · Terrace
2,287 sqftS$5,150,000S$2,252 psf
Aug 2022
Henry Park · Semi-detached
5,459 sqftS$13,680,000S$2,506 psf
Jul 2022
Henry Park · Terrace
2,009 sqftS$5,100,000S$2,539 psf
May 2022
Henry Park · Semi-detachednew sale
3,014 sqftS$9,280,000S$3,079 psf
Apr 2022
Henry Park · Terracenew sale
2,230 sqftS$8,118,000S$3,640 psf
Dec 2021
Henry Park · Semi-detachednew sale
3,016 sqftS$8,280,000S$2,745 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.