Westlake Gardens
Project page · Freehold
Based on 8 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 4,966 sqft of land, typical for Westlake 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Ming Park · 1708 m | - | 4,311 sqft | S$9,100,000 | S$2,111 psf | ×1.000 | S$2,111 psf |
| Jul 2026 | Thomson Rise Estate · 1573 m | - | 5,309 sqft | S$12,500,000 | S$2,355 psf | ×1.000 | S$2,355 psf |
| Jun 2026 | Adelphi Park Estate · 1564 m | - | 4,232 sqft | S$8,500,000 | S$2,008 psf | ×1.000 | S$2,008 psf |
| Oct 2025 | Thomson Rise Estate · 1573 m | - | 5,600 sqft | S$10,280,000 | S$1,836 psf | ×0.996 | S$1,828 psf |
| Sept 2025 | Thomson Rise Estate · 1573 m | - | 5,604 sqft | S$13,100,000 | S$2,338 psf | ×1.003 | S$2,345 psf |
| Feb 2025 | Thomson Park · 1495 m | - | 4,353 sqft | S$7,000,000 | S$1,608 psf | ×0.995 | S$1,600 psf |
| Nov 2024 | Lauw & Sons Garden · 1299 m | - | 4,635 sqft | S$10,880,000 | S$2,347 psf | ×1.012 | S$2,376 psf |
| Nov 2024 | Lauw & Sons Garden · 1299 m | - | 4,635 sqft | S$10,880,000 | S$2,347 psf | ×1.012 | S$2,376 psf |
How accurate is this estimate for Westlake 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.
1.19% gross yield
S$132,000 of rent a year against the estimate above · 0.34 points below flats like it
Leases signed here within a quarter of this size run about S$11,000 a month, the middle of 1 of them.
In the rest of the central region, freehold houses yield 1.53%, from 266 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 5000-5500 sqft | — | Semi-Detached House | S$11,000 |
| Q2 2026 | 2000-2500 sqft | — | Detached House | S$14,500 |
| Q2 2026 | 2000-2500 sqft | — | Semi-Detached House | S$8,500 |
| Q1 2026 | 2500-3000 sqft | — | Semi-Detached House | S$8,000 |
| Q4 2025 | 2000-2500 sqft | — | Semi-Detached House | S$6,200 |
| Q3 2025 | 5000-5500 sqft | — | Semi-Detached House | S$11,000 |
| Q3 2025 | 2000-2500 sqft | — | Semi-Detached House | S$6,200 |
| Q3 2025 | 2000-2500 sqft | — | Semi-Detached House | S$6,200 |
median of 1 URA rental contracts at Westlake Gardens within a quarter of 461.4 sqm, since 2025Q4.
Buying or selling at S$11,065,059?
Buying: Stamp duty on S$11,065,059 · Cash and CPF needed on S$11,065,059 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$11,065,059.
Each opens with this figure filled in; change anything there.
Primary schools near 86 Westlake Avenue
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
- Marymount Convent School (girls) · 359 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Primary (Toa Payoh) (girls) · 1,186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 1,267 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Catholic High School (boys) · 1,452 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ai Tong School · 1,886 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Westlake Gardens · Semi-detached | 3,547 sqft | S$6,500,000 | S$1,833 psf |
| Apr 2025 | Westlake Gardens · Semi-detachednew sale | 4,097 sqft | S$9,880,000 | S$2,412 psf |
| Aug 2022 | Westlake Gardens · Detached | 8,189 sqft | S$8,680,000 | S$1,060 psf |
| Apr 2022 | Westlake Gardens · Detached | 5,835 sqft | S$7,550,000 | S$1,294 psf |
| Mar 2022 | Westlake Gardens · Semi-detached | 3,538 sqft | S$6,500,000 | S$1,837 psf |
| Jan 2022 | Westlake Gardens · Semi-detached | 3,728 sqft | S$4,800,010 | S$1,288 psf |
| Dec 2021 | Westlake Gardens · Detached | 7,836 sqft | S$10,500,000 | S$1,340 psf |
| Oct 2021 | Westlake Gardens · Detached | 5,835 sqft | S$8,000,000 | S$1,371 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Westlake Gardens · 5000-5500 sqft · Semi-Detached House | S$11,000 | S$2.10 psf |
| Q2 2026 | Westlake Gardens · 2000-2500 sqft · Detached House | S$14,500 | S$6.44 psf |
| Q2 2026 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$8,500 | S$3.78 psf |
| Q1 2026 | Westlake Gardens · 2500-3000 sqft · Semi-Detached House | S$8,000 | S$2.91 psf |
| Q4 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q3 2025 | Westlake Gardens · 5000-5500 sqft · Semi-Detached House | S$11,000 | S$2.10 psf |
| Q3 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q3 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q2 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q2 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,200 | S$2.76 psf |
| Q1 2025 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,000 | S$2.67 psf |
| Q4 2024 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$6,000 | S$2.67 psf |
| Q4 2024 | Westlake Gardens · 2000-2500 sqft · Semi-Detached House | S$5,500 | S$2.44 psf |
| Q3 2024 | Westlake Gardens · 2500-3000 sqft · Semi-Detached 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.