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SARHAD VILLE

Lorong Sarhad · D5 Queenstown
CondominiumFreehold
—
median $psf
$3.68
median rent · psf/mo
—
gross rental yield
—
highest floor
32
total units
1994
TOP / completion
Median rent from 3 URA rental contracts (last 12 mo).
32
/ 100
HomeVestor Investor Score
Best for: Capital growth
Watch out for: Small project, Thin transactions, Limited rental data
Data confidence: Low · overall risk: Moderate
Yield—
Cashflow—
Liquidity0
Growth71
Family25
How is this worked out? — the five sub-scores
Yield
Gross rental yield, scored across a 2.0–4.5% band.
Cashflow
Estimated net monthly cash at 75% LTV and today’s floating rate, rented out.
Liquidity
Project size plus sales & rental volume — how easily you could exit.
Growth
URA growth-node, MRT proximity and recent price momentum.
Family
A popular (oversubscribed) primary school within 1 km.
Overall
The average of the five sub-scores (each 0–100, higher = better).
Risk flags
Small project — 32 units, thinner resale & rental liquidity · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 3 rental contracts, so the yield estimate is soft
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Sarhad Ville is a freehold project in D5 Queenstown with limited yield data, thin liquidity. It sits in a URA growth node (Greater Southern Waterfront).

Best suited for
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.

Investment report

A plain-language read on Sarhad Ville — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorLiquidity-thinsignals — how they're defined
Why this may work
  • In the Greater Southern Waterfront URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Freehold — no lease decay, so strong long-horizon holding power.
Why this may fail / what to watch
  • Thin liquidity (0 sales/12 mo · 32-unit project) — a slower, choppier exit and a softer price signal.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

D5 district-comparablemedian $psf of all projects in the district$1,603 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$1,299 psf
HomeVestor fair range$1,281–$1,585 psf

See the D5 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Pasir Panjang MRT Station · ~574 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameSARHAD VILLE
Street NameLorong Sarhad
Property TypeCondominium
TenureFreehold
District / Planning AreaD5 / Queenstown
Completion1994
Number of units32 units
Highest floor in the project—
DeveloperOxley Holdings
Land Area (sqm)4,213
Master Plan Plot Ratio1.4

All transactions

No transactions recorded for this project yet.

Rental transactions (21)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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