Michaels' Residences
ALMOND AVENUE · D23
Median PSF · 12m
S$1,627
Median price · 12m
S$4.00M
Latest sale
S$5.90M
Nov 2025
1-year change
+4.7%
Sales · 12m
3
15 all time
Gross yield
—
no rental data
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +16.2%
- Annualised
- +6.9%
- Transactions
- 15
- 1 year
- +4.7%
- 3 years p.a.
- +4.6%
- 5 years p.a.
- +3.0%
- Median size
- 2,426 sqft
Against the neighbourhood
How it compares within D23
Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Michaels' Residences | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$1,627 | S$1,486 | +9.4% |
| Median price | S$4.00M | S$1.40M | +185.7% |
| Gross rental yield | — | 3.96% | — |
| 1-year price change | +4.7% | +4.5% | +0.2 pts |
This development trades about 9% above the D23 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 52 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
52/100
80% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%78
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Pending LRT at 550 m.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%26
How its median price per square foot compares with its own district.
- Rental yieldweight 20%not measurable
Gross yield against every other development in its segment.
Not enough data to score rental yield.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Pending LRT550 m
- Bangkit LRT910 m
- Petir LRT1.0 km
- Cashew MRT1.0 km
Schools within 2 km
- Bukit Panjang Primary Schoolprimary480 m
- Assumption English Schoolsecondary (s1-s5)660 m
- Assumption Pathway Schoolsecondary (s1-s4)850 m
- Chij Our Lady Queen Of Peaceprimary870 m
- Zhenghua Primary Schoolprimary1.0 km
- Greenridge Secondary Schoolsecondary (s1-s5)1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | Detached | S$5,900,000 | 5,325 sqft | S$1,108 | - | 85 yr 2 mo |
| Nov 2025 | Semi-detached | S$4,000,000 | 2,224 sqft | S$1,799 | - | 85 yr 2 mo |
| Oct 2025 | Semi-detached | S$3,700,000 | 2,274 sqft | S$1,627 | - | 85 yr 3 mo |
| Jul 2025 | Semi-detached | S$3,900,000 | 2,511 sqft | S$1,553 | - | 85 yr 6 mo |
| Dec 2023 | Semi-detached | S$3,600,000 | 2,224 sqft | S$1,619 | - | 87 yr 1 mo |
| Dec 2022 | Semi-detached | S$4,100,000 | 2,941 sqft | S$1,394 | - | 88 yr 1 mo |
| Oct 2022 | Semi-detached | S$3,300,000 | 2,274 sqft | S$1,451 | - | 88 yr 3 mo |
| Aug 2022 | Semi-detached | S$3,268,888 | 2,237 sqft | S$1,461 | - | 88 yr 5 mo |
| Jun 2022 | Semi-detached | S$3,800,000 | 2,697 sqft | S$1,409 | - | 88 yr 7 mo |
| Feb 2022 | Semi-detached | S$3,800,000 | 2,742 sqft | S$1,386 | - | 88 yr 11 mo |
| Feb 2022 | Semi-detached | S$3,708,000 | 2,784 sqft | S$1,332 | - | 88 yr 11 mo |
| Feb 2022 | Semi-detached | S$3,430,000 | 2,426 sqft | S$1,414 | - | 88 yr 11 mo |
| Nov 2021 | Semi-detached | S$3,120,000 | 2,224 sqft | S$1,403 | - | 89 yr 2 mo |
| Sep 2021 | Semi-detached | S$3,170,000 | 2,228 sqft | S$1,423 | - | 89 yr 4 mo |
| Sep 2021 | Semi-detached | S$3,080,000 | 2,236 sqft | S$1,378 | - | 89 yr 4 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Mera Gardens
S$1,393
-17.6%2 sales5.1% yield
Green Hill Estate
S$1,504
+3.9%1 sales
Maysprings
S$1,200
+3.3%17 sales4.9% yield
Foresque Residences
S$1,601
+0.1%14 sales3.6% yield
Cashew Villas
S$1,898
-19.7%3 sales2.0% yield
Narra Residences
S$2,165
—211 sales
The Botany At Dairy Farm
S$2,172
—4 sales2.9% yield
Cashew Park Condominium
S$1,634
+21.4%1 sales3.0% yield
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.