Screening the record

Trading below the evidence

Each development is valued from comparable sales around it, with its own sales deliberately excluded, and that estimate is compared with what it actually trades at on resale. New sales are left out of the comparison because a developer prices a launch against other launches. Nothing here is a recommendation — each row states the measured gap so you can judge whether it reflects a genuine discount or a difference the data cannot see. Data through Nov 2026.

Property type

DistrictBudget (max price)Minimum size (sqft)Minimum gross yieldMinimum sales · 12m

30 developments matched · 30 withheld: the gap was too large to be credible, which usually means a part-share transfer, a near-expired lease or something else the data cannot see

Blk 344 Clementi Ave 5

HDB · CLEMENTI · D05

20 comparables

Median price

S$305K

Traded psf

S$644

evidence S$989

Gross yield

8.46%

district 6.70%

Trades 34.9% below what 20 comparable sales nearby imply, S$644 against S$989 psf
About 52 years of lease remaining, which may explain part of the gap
Around 48 years old, older than much of the surrounding stock
Gross yield 1.8 points above the D05 average

6 sales · 12mmedian 474 sqft560 m to Clementi MRT

Lake Life

Executive Condominium · D22

40 comparables

Median price

S$1.67M

Traded psf

S$1,483

evidence S$2,276

Gross yield

3.55%

district 4.32%

Trades 34.8% below what 40 comparable sales nearby imply, S$1,483 against S$2,276 psf

23 sales · 12mmedian 1,119 sqft1 yr +3.1%1.3 km to Lakeside MRT

Santa Fe Mansions

Apartment · D15

39 comparables

Median price

S$1.95M

Traded psf

S$1,812

evidence S$2,771

Gross yield

2.59%

district 4.13%

Trades 34.6% below what 39 comparable sales nearby imply, S$1,812 against S$2,771 psf
333 m from Katong Park MRT

4 sales · 12mmedian 1,076 sqft1 yr +2.8%330 m to Katong Park MRT

Caspian

Condominium · D22

40 comparables

Median price

S$2.06M

Traded psf

S$1,620

evidence S$2,453

Gross yield

3.91%

district 4.32%

Trades 34.0% below what 40 comparable sales nearby imply, S$1,620 against S$2,453 psf
Median psf up 6.5% over 12 months
191 m from Lakeside MRT

17 sales · 12mmedian 1,216 sqft1 yr +6.5%190 m to Lakeside MRT

The Hillford

Apartment · D21

19 comparables

Median price

S$605K

Traded psf

S$1,486

evidence S$2,246

Gross yield

5.46%

district 3.70%

Trades 33.8% below what 19 comparable sales nearby imply, S$1,486 against S$2,246 psf
Gross yield 1.8 points above the D21 average

12 sales · 12mmedian 398 sqft1 yr +2.1%610 m to Beauty World MRT

Eastvale

Executive Condominium · D18

32 comparables

Median price

S$1.27M

Traded psf

S$1,059

evidence S$1,590

Gross yield

4.05%

district 3.74%

Trades 33.4% below what 32 comparable sales nearby imply, S$1,059 against S$1,590 psf
Around 30 years old, older than much of the surrounding stock
320 m from Pasir Ris Interchange MRT

10 sales · 12mmedian 1,195 sqft1 yr +1.4%320 m to Pasir Ris Interchange MRT

Euhabitat

Condominium · D14

40 comparables

Median price

S$800K

Traded psf

S$1,434

evidence S$2,152

Gross yield

4.62%

district 3.83%

Trades 33.4% below what 40 comparable sales nearby imply, S$1,434 against S$2,152 psf
Gross yield 0.8 points above the D14 average

38 sales · 12mmedian 560 sqft1 yr +2.4%530 m to Eunos MRT

Clementiwoods Condominium

Condominium · D05

40 comparables

Median price

S$2.38M

Traded psf

S$1,499

evidence S$2,244

Gross yield

4.94%

district 3.80%

Trades 33.2% below what 40 comparable sales nearby imply, S$1,499 against S$2,244 psf
Gross yield 1.1 points above the D05 average

12 sales · 12mmedian 1,367 sqft1 yr +2.8%1.1 km to Clementi MRT

Blk 22 Havelock Rd

HDB · BUKIT MERAH · D03

40 comparables

Median price

S$384K

Traded psf

S$563

evidence S$842

Gross yield

9.28%

district 6.30%

Trades 33.1% below what 40 comparable sales nearby imply, S$563 against S$842 psf
About 42 years of lease remaining, which may explain part of the gap
Around 62 years old, older than much of the surrounding stock
Gross yield 3.0 points above the D03 average
346 m from Tiong Bahru MRT

8 sales · 12mmedian 689 sqft1 yr -1.6%350 m to Tiong Bahru MRT

Varsity Park Condominium

Condominium · D05

38 comparables

Median price

S$2.43M

Traded psf

S$1,496

evidence S$2,231

Gross yield

4.56%

district 3.80%

Trades 32.9% below what 38 comparable sales nearby imply, S$1,496 against S$2,231 psf
Gross yield 0.8 points above the D05 average

14 sales · 12mmedian 1,528 sqft1 yr -5.6%1.1 km to Clementi MRT

Imperial Heights

Apartment · D15

38 comparables

Median price

S$965K

Traded psf

S$1,630

evidence S$2,429

Gross yield

3.71%

district 4.13%

Trades 32.9% below what 38 comparable sales nearby imply, S$1,630 against S$2,429 psf

4 sales · 12mmedian 581 sqft1 yr -9.0%700 m to Cc9 MRT

Carissa Park Condominium

Condominium · D17

40 comparables

Median price

S$1.40M

Traded psf

S$1,261

evidence S$1,876

Gross yield

3.83%

district 3.95%

Trades 32.8% below what 40 comparable sales nearby imply, S$1,261 against S$1,876 psf

23 sales · 12mmedian 1,076 sqft1 yr +3.1%1.1 km to Tampines East MRT

Legenda At Joo Chiat

Condominium · D15

40 comparables

Median price

S$2.27M

Traded psf

S$1,172

evidence S$1,716

Gross yield

4.38%

district 4.13%

Trades 31.7% below what 40 comparable sales nearby imply, S$1,172 against S$1,716 psf

4 sales · 12mmedian 1,232 sqft1 yr -15.5%790 m to Eunos MRT

Hilltop Grove

Condominium · D23

40 comparables

Median price

S$1.45M

Traded psf

S$1,171

evidence S$1,714

Gross yield

4.25%

district 3.94%

Trades 31.6% below what 40 comparable sales nearby imply, S$1,171 against S$1,714 psf
Around 30 years old, older than much of the surrounding stock

5 sales · 12mmedian 1,238 sqft1 yr +0.0%740 m to Dt4 MRT

Waterfront Isle

Condominium · D16

40 comparables

Median price

S$2.05M

Traded psf

S$1,763

evidence S$2,576

Gross yield

4.06%

district 4.14%

Trades 31.6% below what 40 comparable sales nearby imply, S$1,763 against S$2,576 psf
Median psf up 9.9% over 12 months
439 m from Bedok North MRT

17 sales · 12mmedian 915 sqft1 yr +9.9%440 m to Bedok North MRT

The Quayside

Apartment · D09

40 comparables

Median price

S$2.68M

Traded psf

S$1,711

evidence S$2,500

Gross yield

4.46%

district 3.99%

Trades 31.5% below what 40 comparable sales nearby imply, S$1,711 against S$2,500 psf
Around 32 years old, older than much of the surrounding stock
Gross yield 0.5 points above the D09 average
Median psf up 7.2% over 12 months
488 m from Havelock MRT

5 sales · 12mmedian 1,389 sqft1 yr +7.2%490 m to Havelock MRT

Oue Twin Peaks

Condominium · D09

34 comparables

Median price

S$1.23M

Traded psf

S$2,156

evidence S$3,130

Gross yield

5.62%

district 3.99%

Trades 31.1% below what 34 comparable sales nearby imply, S$2,156 against S$3,130 psf
Gross yield 1.6 points above the D09 average
426 m from Great World MRT

23 sales · 12mmedian 813 sqft1 yr -2.7%430 m to Great World MRT

Gardenvista

Condominium · D21

40 comparables

Median price

S$2.02M

Traded psf

S$1,954

evidence S$2,836

Gross yield

3.10%

district 3.70%

Trades 31.1% below what 40 comparable sales nearby imply, S$1,954 against S$2,836 psf
218 m from Tan Kah Kee MRT

8 sales · 12mmedian 1,130 sqft1 yr -1.1%220 m to Tan Kah Kee MRT

Landed Housing Development

Terrace · D10

17 comparables

Median price

S$9.85M

Traded psf

S$1,960

evidence S$2,837

Gross yield

1.22%

Trades 30.9% below what 17 comparable sales nearby imply, S$1,960 against S$2,837 psf
Median psf up 7.5% over 12 months

9 sales · 12mmedian 3,189 sqft1 yr +7.5%910 m to Sixth Avenue MRT

Sixteen35 Residences

Apartment · D14

40 comparables

Median price

S$997K

Traded psf

S$1,437

evidence S$2,079

Gross yield

4.24%

district 3.83%

Trades 30.9% below what 40 comparable sales nearby imply, S$1,437 against S$2,079 psf
Gross yield 0.4 points above the D14 average
484 m from Paya Lebar Interchange MRT

4 sales · 12mmedian 667 sqft1 yr -6.3%480 m to Paya Lebar Interchange MRT

Palm Gardens

Condominium · D23

40 comparables

Median price

S$1.28M

Traded psf

S$1,062

evidence S$1,532

Gross yield

4.06%

district 3.94%

Trades 30.7% below what 40 comparable sales nearby imply, S$1,062 against S$1,532 psf
Around 30 years old, older than much of the surrounding stock
332 m from South View LRT

19 sales · 12mmedian 1,206 sqft1 yr +0.0%330 m to South View LRT

Blk 226 Ang Mo Kio Ave 1

HDB · ANG MO KIO · D20

38 comparables

Median price

S$515K

Traded psf

S$526

evidence S$758

Gross yield

7.64%

district 6.31%

Trades 30.6% below what 38 comparable sales nearby imply, S$526 against S$758 psf
About 51 years of lease remaining, which may explain part of the gap
Around 49 years old, older than much of the surrounding stock
Gross yield 1.3 points above the D20 average

6 sales · 12mmedian 980 sqft1 yr -5.2%510 m to Mayflower MRT

Pinevale

Executive Condominium · D18

40 comparables

Median price

S$1.65M

Traded psf

S$1,201

evidence S$1,725

Gross yield

3.57%

district 3.74%

Trades 30.4% below what 40 comparable sales nearby imply, S$1,201 against S$1,725 psf
Median psf up 9.8% over 12 months

5 sales · 12mmedian 1,292 sqft1 yr +9.8%1.3 km to Tampines North MRT

Landed Housing Development

Semi-detached · D16

40 comparables

Median price

S$7.17M

Traded psf

S$1,209

evidence S$1,721

Gross yield

1.85%

Trades 29.7% below what 40 comparable sales nearby imply, S$1,209 against S$1,721 psf

6 sales · 12mmedian 3,164 sqft1 yr -18.7%620 m to Sungei Bedok MRT

Baywater

Condominium · D16

39 comparables

Median price

S$1.86M

Traded psf

S$1,432

evidence S$2,032

Gross yield

3.92%

district 4.14%

Trades 29.5% below what 39 comparable sales nearby imply, S$1,432 against S$2,032 psf
439 m from Bedok North MRT

11 sales · 12mmedian 1,292 sqft1 yr +2.7%440 m to Bedok North MRT

Parc Sophia

Apartment · D09

40 comparables

Median price

S$1.26M

Traded psf

S$1,771

evidence S$2,511

Gross yield

3.83%

district 3.99%

Trades 29.5% below what 40 comparable sales nearby imply, S$1,771 against S$2,511 psf
358 m from Dhoby Ghaut MRT

5 sales · 12mmedian 667 sqft1 yr -1.1%360 m to Dhoby Ghaut MRT

The Lakefront Residences

Condominium · D22

36 comparables

Median price

S$1.78M

Traded psf

S$1,779

evidence S$2,512

Gross yield

3.82%

district 4.32%

Trades 29.2% below what 36 comparable sales nearby imply, S$1,779 against S$2,512 psf
Median psf up 4.0% over 12 months
191 m from Lakeside MRT

15 sales · 12mmedian 1,001 sqft1 yr +4.0%190 m to Lakeside MRT

Rivervale Crest

Apartment · D19

34 comparables

Median price

S$1.26M

Traded psf

S$1,056

evidence S$1,485

Gross yield

4.65%

district 3.42%

Trades 28.9% below what 34 comparable sales nearby imply, S$1,056 against S$1,485 psf
Gross yield 1.2 points above the D19 average
177 m from Rumbia LRT

18 sales · 12mmedian 1,206 sqft1 yr +0.4%180 m to Rumbia LRT

Riveredge

Condominium · D15

39 comparables

Median price

S$2.65M

Traded psf

S$1,890

evidence S$2,656

Gross yield

3.26%

district 4.13%

Trades 28.8% below what 39 comparable sales nearby imply, S$1,890 against S$2,656 psf

6 sales · 12mmedian 1,485 sqft1 yr +3.4%570 m to Katong Park MRT

Condominium Development

Condominium · D10

40 comparables

Median price

S$2.52M

Traded psf

S$1,726

evidence S$2,425

Gross yield

—

district 4.08%

Trades 28.8% below what 40 comparable sales nearby imply, S$1,726 against S$2,425 psf
158 m from Holland Village MRT

4 sales · 12mmedian 1,582 sqft160 m to Holland Village MRT

How to read this

A gap is a question, not a verdict. It can reflect a shorter remaining lease, an older building, a less convenient pocket of the district, lower floors, or a unit mix skewed toward larger flats — all of which make a development correctly cheaper rather than mispriced. Where we can see such a reason, it is listed alongside the gap. Use these as a shortlist to investigate, then run the valuation on a specific unit to see the comparables that actually support a price.

Important

Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.

Trading below the evidence