landed, sizes are land area · 507519
Loyang Villas
Project page · 99-year lease from 1993
Indicative value range
S$2,235,093 – S$2,743,511
Indicative mid S$2,489,121 · S$1,514 psf
Based on 5 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 1,644 sqft of land, typical for Loyang 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 | Loyang Villas | - | 1,615 sqft | S$2,710,000 | S$1,678 psf | ×1.000 | S$1,678 psf |
| Sept 2026 | Loyang Villas | - | 1,665 sqft | S$2,050,000 | S$1,231 psf | ×1.000 | S$1,231 psf |
| Sept 2026 | Loyang Villas | - | 1,750 sqft | S$2,380,000 | S$1,360 psf | ×1.000 | S$1,360 psf |
| Jun 2026 | Loyang Villas | - | 1,615 sqft | S$2,695,000 | S$1,669 psf | ×1.000 | S$1,669 psf |
| May 2026 | Loyang Villas | - | 1,618 sqft | S$2,450,000 | S$1,514 psf | ×1.000 | S$1,514 psf |
How accurate is this estimate for Loyang Villas?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Loyang Villas since.
- Median error
- 7.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this house earns against what it costs, set beside what homes like it earn.
3.01% gross yield
S$75,000 of rent a year against the estimate above · 0.55 points above flats like it
Leases signed here within a quarter of this size run about S$6,250 a month, the middle of 4 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 |
|---|---|---|---|---|
| Q3 2026 | 2000-2500 sqft | — | Terrace House | S$6,000 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$6,500 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$5,800 |
| Q2 2026 | 2000-2500 sqft | — | Terrace House | S$5,650 |
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$7,500 |
| Q1 2026 | 2000-2500 sqft | — | Terrace House | S$6,200 |
| Q4 2025 | 2000-2500 sqft | — | Terrace House | S$5,000 |
| Q2 2025 | 2000-2500 sqft | — | Terrace House | S$6,300 |
median of 4 URA rental contracts at Loyang Villas within a quarter of 152.7 sqm, since 2025Q4.
Buying or selling at S$2,489,121?
Buying: Stamp duty on S$2,489,121 · Cash and CPF needed on S$2,489,121 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,489,121.
Each opens with this figure filled in; change anything there.
Primary schools near 82 Loyang Rise
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
- White Sands Primary School · 446 m · no 2025 Phase 2C ballot
- Pasir Ris Primary School · 910 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- East Spring Primary School · 1,175 m · no 2025 Phase 2C ballot
- Casuarina Primary School · 1,276 m · no 2025 Phase 2C ballot
- Tampines North Primary School · 1,781 m · no 2025 Phase 2C ballot
- Gongshang Primary School · 1,841 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Loyang Villas · Terrace · 65 years left | 1,615 sqft | S$2,710,000 | S$1,678 psf |
| Sept 2026 | Loyang Villas · Terrace · 65 years left | 2,034 sqft | S$2,310,000 | S$1,135 psf |
| Sept 2026 | Loyang Villas · Terrace · 65 years left | 1,750 sqft | S$2,380,000 | S$1,360 psf |
| Sept 2026 | Loyang Villas · Terrace · 65 years left | 2,153 sqft | S$2,630,000 | S$1,222 psf |
| Sept 2026 | Loyang Villas · Terrace · 65 years left | 1,665 sqft | S$2,050,000 | S$1,231 psf |
| Aug 2026 | Loyang Villas · Terrace · 65 years left | 2,160 sqft | S$2,538,000 | S$1,175 psf |
| Jul 2026 | Loyang Villas · Terrace · 66 years left | 2,153 sqft | S$2,428,888 | S$1,128 psf |
| Jun 2026 | Loyang Villas · Terrace · 66 years left | 2,153 sqft | S$2,650,000 | S$1,231 psf |
| Jun 2026 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,695,000 | S$1,669 psf |
| May 2026 | Loyang Villas · Terrace · 66 years left | 1,618 sqft | S$2,450,000 | S$1,514 psf |
| Apr 2026 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,330,000 | S$1,443 psf |
| Apr 2026 | Loyang Villas · Terrace · 66 years left | 1,750 sqft | S$2,320,000 | S$1,326 psf |
| Apr 2026 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,550,000 | S$1,579 psf |
| Mar 2026 | Loyang Villas · Terrace · 66 years left | 1,793 sqft | S$2,598,000 | S$1,449 psf |
| Mar 2026 | Loyang Villas · Terrace · 66 years left | 2,153 sqft | S$2,800,000 | S$1,301 psf |
| Mar 2026 | Loyang Villas · Terrace · 66 years left | 2,153 sqft | S$2,660,000 | S$1,236 psf |
| Mar 2026 | Loyang Villas · Terrace · 66 years left | 2,034 sqft | S$2,550,000 | S$1,253 psf |
| Feb 2026 | Loyang Villas · Terrace · 66 years left | 2,153 sqft | S$2,690,000 | S$1,250 psf |
| Dec 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,310,000 | S$1,431 psf |
| Nov 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,388,000 | S$1,479 psf |
| Oct 2025 | Loyang Villas · Terrace · 66 years left | 1,664 sqft | S$2,650,000 | S$1,592 psf |
| Oct 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,620,000 | S$1,623 psf |
| Sept 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,408,000 | S$1,491 psf |
| Sept 2025 | Loyang Villas · Terrace · 66 years left | 1,649 sqft | S$2,410,000 | S$1,461 psf |
| Sept 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,388,000 | S$1,479 psf |
| Aug 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,650,000 | S$1,641 psf |
| Aug 2025 | Loyang Villas · Terrace · 66 years left | 1,615 sqft | S$2,388,000 | S$1,479 psf |
| Aug 2025 | Loyang Villas · Terrace · 66 years left excluded: related party | 3,351 sqft | S$2,500,000 | S$746 psf |
| Jul 2025 | Loyang Villas · Terrace · 67 years left | 1,625 sqft | S$2,390,000 | S$1,470 psf |
| Jul 2025 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,270,000 | S$1,406 psf |
| Jun 2025 | Loyang Villas · Terrace · 67 years left | 1,769 sqft | S$2,660,000 | S$1,504 psf |
| Jun 2025 | Loyang Villas · Terrace · 67 years left | 2,153 sqft | S$2,400,000 | S$1,115 psf |
| Jun 2025 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,425,000 | S$1,502 psf |
| May 2025 | Loyang Villas · Terrace · 67 years left | 2,167 sqft | S$2,750,000 | S$1,269 psf |
| Apr 2025 | Loyang Villas · Terrace · 67 years left | 2,182 sqft | S$2,475,000 | S$1,134 psf |
| Mar 2025 | Loyang Villas · Terrace · 67 years left | 1,626 sqft | S$2,780,000 | S$1,709 psf |
| Feb 2025 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,500,000 | S$1,548 psf |
| Feb 2025 | Loyang Villas · Terrace · 67 years left | 1,644 sqft | S$2,058,888 | S$1,253 psf |
| Feb 2025 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,580,000 | S$1,598 psf |
| Jan 2025 | Loyang Villas · Terrace · 67 years left | 2,034 sqft | S$2,510,000 | S$1,234 psf |
| Nov 2024 | Loyang Villas · Terrace · 67 years left | 2,713 sqft | S$2,400,000 | S$885 psf |
| Oct 2024 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,439,888 | S$1,511 psf |
| Oct 2024 | Loyang Villas · Terrace · 67 years left | 1,631 sqft | S$2,320,000 | S$1,423 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,450,000 | S$1,517 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 2,196 sqft | S$2,280,000 | S$1,038 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,300,000 | S$1,425 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 2,153 sqft | S$2,770,000 | S$1,287 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 2,034 sqft | S$2,200,000 | S$1,081 psf |
| Sept 2024 | Loyang Villas · Terrace · 67 years left | 2,830 sqft | S$2,750,000 | S$972 psf |
| Aug 2024 | Loyang Villas · Terrace · 67 years left | 1,615 sqft | S$2,258,000 | S$1,399 psf |
| Aug 2024 | Loyang Villas · Terrace · 67 years left | 1,682 sqft | S$2,320,000 | S$1,379 psf |
| Jul 2024 | Loyang Villas · Terrace · 68 years left | 2,837 sqft | S$2,940,000 | S$1,036 psf |
| Jun 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,230,000 | S$1,381 psf |
| Jun 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| May 2024 | Loyang Villas · Terrace · 68 years left | 1,750 sqft | S$2,280,000 | S$1,303 psf |
| May 2024 | Loyang Villas · Terrace · 68 years left | 1,750 sqft | S$2,500,000 | S$1,428 psf |
| Apr 2024 | Loyang Villas · Terrace · 68 years left | 1,790 sqft | S$2,180,000 | S$1,218 psf |
| Apr 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,250,000 | S$1,394 psf |
| Apr 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,400,000 | S$1,486 psf |
| Apr 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,100,000 | S$1,301 psf |
| Mar 2024 | Loyang Villas · Terrace · 68 years left | 1,617 sqft | S$2,100,000 | S$1,299 psf |
| Mar 2024 | Loyang Villas · Terrace · 68 years left | 2,153 sqft | S$2,410,000 | S$1,119 psf |
| Mar 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,100,000 | S$1,301 psf |
| Mar 2024 | Loyang Villas · Terrace · 68 years left | 1,648 sqft | S$2,248,000 | S$1,364 psf |
| Mar 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,250,000 | S$1,394 psf |
| Feb 2024 | Loyang Villas · Terrace · 68 years left | 1,645 sqft | S$2,330,000 | S$1,417 psf |
| Jan 2024 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,100,000 | S$1,301 psf |
| Dec 2023 | Loyang Villas · Terrace · 68 years left | 2,190 sqft | S$2,400,000 | S$1,096 psf |
| Dec 2023 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,100,000 | S$1,301 psf |
| Dec 2023 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,350,000 | S$1,455 psf |
| Dec 2023 | Loyang Villas · Terrace · 68 years left | 1,635 sqft | S$2,150,000 | S$1,315 psf |
| Nov 2023 | Loyang Villas · Terrace · 68 years left | 1,616 sqft | S$2,180,000 | S$1,349 psf |
| Oct 2023 | Loyang Villas · Terrace · 68 years left | 2,034 sqft | S$2,290,000 | S$1,126 psf |
| Oct 2023 | Loyang Villas · Terrace · 68 years left | 1,632 sqft | S$2,300,000 | S$1,409 psf |
| Aug 2023 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,260,000 | S$1,400 psf |
| Aug 2023 | Loyang Villas · Terrace · 68 years left | 2,034 sqft | S$2,280,000 | S$1,121 psf |
| Aug 2023 | Loyang Villas · Terrace · 68 years left | 2,171 sqft | S$2,200,000 | S$1,013 psf |
| Aug 2023 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,428,888 | S$1,504 psf |
| Aug 2023 | Loyang Villas · Terrace · 68 years left | 1,615 sqft | S$2,280,000 | S$1,412 psf |
| May 2023 | Loyang Villas · Terrace · 69 years left | 2,153 sqft | S$2,400,000 | S$1,115 psf |
| May 2023 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,300,000 | S$1,425 psf |
| Apr 2023 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,100,000 | S$1,301 psf |
| Apr 2023 | Loyang Villas · Terrace · 69 years left | 1,673 sqft | S$2,328,000 | S$1,392 psf |
| Feb 2023 | Loyang Villas · Terrace · 69 years left | 1,618 sqft | S$1,900,000 | S$1,174 psf |
| Feb 2023 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,120,000 | S$1,313 psf |
| Jan 2023 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$1,870,000 | S$1,158 psf |
| Jan 2023 | Loyang Villas · Terrace · 69 years left | 1,660 sqft | S$2,350,000 | S$1,416 psf |
| Dec 2022 | Loyang Villas · Terrace · 69 years left | 2,034 sqft | S$2,350,000 | S$1,155 psf |
| Dec 2022 | Loyang Villas · Terrace · 69 years left | 1,633 sqft | S$2,330,000 | S$1,427 psf |
| Dec 2022 | Loyang Villas · Terrace · 69 years left | 2,034 sqft | S$1,900,000 | S$934 psf |
| Oct 2022 | Loyang Villas · Terrace · 69 years left | 2,058 sqft | S$2,181,000 | S$1,060 psf |
| Oct 2022 | Loyang Villas · Terrace · 69 years left | 2,034 sqft | S$1,950,000 | S$959 psf |
| Oct 2022 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,200,000 | S$1,363 psf |
| Sept 2022 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,030,000 | S$1,257 psf |
| Sept 2022 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$2,050,000 | S$1,270 psf |
| Sept 2022 | Loyang Villas · Terrace · 69 years left excluded: outlier | 1,615 sqft | S$2,600,000 | S$1,610 psf |
| Aug 2022 | Loyang Villas · Terrace · 69 years left | 1,786 sqft | S$1,900,000 | S$1,064 psf |
| Aug 2022 | Loyang Villas · Terrace · 69 years left | 1,615 sqft | S$1,635,000 | S$1,013 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$2,155,000 | S$1,335 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$1,890,000 | S$929 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left excluded: outlier | 1,615 sqft | S$2,510,000 | S$1,555 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$2,200,000 | S$1,081 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left | 1,634 sqft | S$2,300,000 | S$1,408 psf |
| Jul 2022 | Loyang Villas · Terrace · 70 years left | 1,655 sqft | S$1,980,000 | S$1,196 psf |
| Jun 2022 | Loyang Villas · Terrace · 70 years left | 3,880 sqft | S$2,650,000 | S$683 psf |
| Jun 2022 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,970,000 | S$1,220 psf |
| Jun 2022 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$1,850,000 | S$909 psf |
| May 2022 | Loyang Villas · Terrace · 70 years left | 1,636 sqft | S$2,150,000 | S$1,314 psf |
| May 2022 | Loyang Villas · Terrace · 70 years left | 2,041 sqft | S$1,968,000 | S$964 psf |
| May 2022 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,830,000 | S$1,133 psf |
| Apr 2022 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$2,035,000 | S$1,000 psf |
| Apr 2022 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$2,050,000 | S$1,008 psf |
| Mar 2022 | Loyang Villas · Terrace · 70 years left excluded: outlier | 1,615 sqft | S$2,200,000 | S$1,363 psf |
| Mar 2022 | Loyang Villas · Terrace · 70 years left | 2,486 sqft | S$2,230,000 | S$897 psf |
| Feb 2022 | Loyang Villas · Terrace · 70 years left | 1,654 sqft | S$1,950,000 | S$1,179 psf |
| Feb 2022 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,810,000 | S$1,121 psf |
| Feb 2022 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,850,000 | S$1,146 psf |
| Feb 2022 | Loyang Villas · Terrace · 70 years left | 1,750 sqft | S$1,750,000 | S$1,000 psf |
| Jan 2022 | Loyang Villas · Terrace · 70 years left | 1,617 sqft | S$1,700,000 | S$1,052 psf |
| Jan 2022 | Loyang Villas · Terrace · 70 years left | 2,185 sqft | S$1,950,000 | S$892 psf |
| Jan 2022 | Loyang Villas · Terrace · 70 years left | 2,153 sqft | S$1,830,000 | S$850 psf |
| Dec 2021 | Loyang Villas · Terrace · 70 years left | 1,809 sqft | S$1,690,000 | S$934 psf |
| Dec 2021 | Loyang Villas · Terrace · 70 years left | 2,310 sqft | S$1,890,000 | S$818 psf |
| Dec 2021 | Loyang Villas · Terrace · 70 years left | 1,793 sqft | S$1,600,000 | S$892 psf |
| Dec 2021 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,775,000 | S$1,099 psf |
| Nov 2021 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,750,000 | S$1,084 psf |
| Nov 2021 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,500,000 | S$929 psf |
| Oct 2021 | Loyang Villas · Terrace · 70 years left | 1,644 sqft | S$1,510,000 | S$919 psf |
| Oct 2021 | Loyang Villas · Terrace · 70 years left | 1,623 sqft | S$1,800,000 | S$1,109 psf |
| Oct 2021 | Loyang Villas · Terrace · 70 years left | 1,615 sqft | S$1,620,000 | S$1,003 psf |
| Oct 2021 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$2,080,000 | S$1,022 psf |
| Oct 2021 | Loyang Villas · Terrace · 70 years left | 2,034 sqft | S$1,900,000 | S$934 psf |
See more
Showing 132 of 135.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$6,000 | S$2.67 psf |
| Q2 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$6,500 | S$2.89 psf |
| Q2 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,800 | S$2.58 psf |
| Q2 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,650 | S$2.51 psf |
| Q1 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q1 2026 | Loyang Villas · 2000-2500 sqft · Terrace House | S$6,200 | S$2.76 psf |
| Q4 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,000 | S$2.22 psf |
| Q2 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$6,300 | S$2.80 psf |
| Q2 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,500 | S$2.44 psf |
| Q2 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,000 | S$2.22 psf |
| Q1 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q1 2025 | Loyang Villas · 2000-2500 sqft · Terrace House | S$5,500 | S$2.44 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$2,381,352 | S$2,629,206 | S$2,897,279 | S$2,978,975 |
| 10 years | 55 years | S$2,244,013 | S$2,735,439 | S$3,321,687 | S$3,511,654 |
| 20 years | 45 years | S$1,993,276 | S$2,961,903 | S$4,367,513 | S$4,881,353 |
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.