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landed, sizes are land area · 288602

Raffles Park

Project page · Freehold

Indicative value range
S$22,209,845 – S$25,378,003
Indicative mid S$23,595,722 · S$2,232 psf

Based on 12 sales in projects within 2 km, last 24 months. Search widened 4 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 10,570 sqft of land, typical for Raffles Park. Houses differ widely in land and built-up area, so enter yours below for your own range.

Freehold 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
Sept 2026Raffles Park-11,136 sqftS$24,000,000S$2,155 psf×1.000S$2,155 psf
Aug 2026Chip Hock Gardens · 1739 m-9,270 sqftS$24,280,000S$2,619 psf×1.000S$2,619 psf
Jun 2026Raffles Park-11,691 sqftS$28,000,000S$2,395 psf×1.000S$2,395 psf
May 2026Raffles Park-10,900 sqftS$23,000,000S$2,110 psf×1.000S$2,110 psf
Apr 2026Bin Tong Park · 1742 m-9,172 sqftS$20,500,000S$2,235 psf×1.000S$2,235 psf
Feb 2026Chip Hock Gardens · 1739 m-10,800 sqftS$22,000,000S$2,037 psf×1.018S$2,074 psf
Nov 2025Landed, Kingsmead Road · 1460 m-11,802 sqftS$26,800,000S$2,271 psf×1.024S$2,326 psf
Oct 2025Shamrock Park · 1242 m-10,880 sqftS$30,300,000S$2,785 psf×1.024S$2,852 psf
Sept 2025Lucky Park · 1298 m-9,576 sqftS$21,600,000S$2,256 psf×0.988S$2,230 psf
May 2025Landed, Swiss Club Road · 1643 m-9,116 sqftS$18,232,000S$2,000 psf×1.005S$2,010 psf
Mar 2025Coronation Ville · 1275 m-9,632 sqftS$22,500,000S$2,336 psf×1.035S$2,418 psf
Jan 2025Watten Estate · 441 m-10,042 sqftS$18,680,000S$1,860 psf×1.035S$1,926 psf

How accurate is this estimate for Raffles Park?

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.

2.32% gross yield

S$547,957 of rent a year against the estimate above · 0.44 points above flats like it

No lease here was signed at this size, so the rent comes from what the 15 leases at this project fetch per square foot, which is about S$45,663 a month at this size.

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 20263000-3500 sqft—Detached HouseS$16,500
Q3 20263500-4000 sqft—Detached HouseS$16,200
Q3 20262500-3000 sqft—Detached HouseS$13,000
Q3 20263000-3500 sqft—Detached HouseS$12,500
Q3 20262000-2500 sqft—Detached HouseS$12,000
Q2 20267000-7500 sqft—Detached HouseS$32,000
Q2 20264000-4500 sqft—Detached HouseS$20,000
Q2 20263000-3500 sqft—Detached HouseS$16,500

15 URA rental contracts at Raffles Park since 2025Q4, a median of S$4.32 psf a month on 982 sqm.

Buying or selling at S$23,595,722?

Buying: Stamp duty on S$23,595,722 · Cash and CPF needed on S$23,595,722 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$23,595,722.

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

Primary schools near 8 Oriole 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Raffles Park · Detached
11,136 sqftS$24,000,000S$2,155 psf
Jul 2026
Raffles Park · Detached
12,176 sqftS$23,800,000S$1,955 psf
Jun 2026
Raffles Park · Detached
11,691 sqftS$28,000,000S$2,395 psf
May 2026
Raffles Park · Detached
10,900 sqftS$23,000,000S$2,110 psf
Feb 2026
Raffles Park · Detached
8,280 sqftS$19,200,000S$2,319 psf
Sept 2024
Raffles Park · Detached
10,116 sqftS$20,000,000S$1,977 psf
Aug 2023
Raffles Park · Detached
11,071 sqftS$25,300,000S$2,285 psf
Jun 2023
Raffles Park · Detached
11,314 sqftS$24,000,000S$2,121 psf
Oct 2022
Raffles Park · Detached
8,511 sqftS$23,500,000S$2,761 psf
Aug 2022
Raffles Park · Detached
10,540 sqftS$23,500,000S$2,230 psf
Apr 2022
Raffles Park · Detached
9,884 sqftS$25,000,000S$2,529 psf
Apr 2022
Raffles Park · Detached
10,625 sqftS$22,000,000S$2,071 psf
Mar 2022
Raffles Park · Detached
10,481 sqftS$29,000,000S$2,767 psf
Mar 2022
Raffles Park · Semi-detached
2,443 sqftS$7,500,000S$3,069 psf
Mar 2022
Raffles Park · Detached
10,404 sqftS$19,500,000S$1,874 psf
Mar 2022
Raffles Park · Detached
10,600 sqftS$22,000,000S$2,075 psf
Feb 2022
Raffles Park · Detached
10,300 sqftS$24,100,000S$2,340 psf
Feb 2022
Raffles Park · Detached
9,962 sqftS$17,100,000S$1,717 psf
Jan 2022
Raffles Park · Detached
9,973 sqftS$22,000,000S$2,206 psf
Dec 2021
Raffles Park · Detached
11,014 sqftS$27,000,000S$2,452 psf
Nov 2021
Raffles Park · Detached
10,659 sqftS$17,600,000S$1,651 psf
Oct 2021
Raffles Park · Detached
10,729 sqftS$17,688,888S$1,649 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.