CONDODistrict 11

AMARYLLIS VILLE

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AMARYLLIS VILLE

Details

Project: AMARYLLIS VILLE
TOP year: 2004
Tenure: 99-year leasehold
Lease start: 1997
Land size: 12,331 sqm (132,734 sqft)
Plot ratio: 2.8
Developer: Wingrove Investment Pte Ltd
Gross rental yield: ~3.1% · ~$2.19M (est.)
Storeys: 30
Market segment: CCR
Total units: 311
Blocks: 2
District: 11

Upcoming MRT

1.7 km from Mount Pleasant (TEL Stage 5), opening 2026 · ~21 min walk

Transactions

Showing 10 of 685

Beds

Period

Size–sqft


May 2026	3BR	$2,730,000	1,238	$2,205
Apr 2026	2BR	$2,034,000	958	$2,123
Mar 2026	2BR	$1,980,000	958	$2,067
Feb 2026	2BR	$2,030,000	1,033	$1,965
Dec 2025	2BR	$2,080,000	980	$2,122
Dec 2025	2BR	$1,880,000	958	$1,962
Oct 2025	3BR	$2,700,000	1,259	$2,145
Sep 2025	2BR	$1,890,000	958	$1,973
Sep 2025	2BR	$2,000,000	958	$2,088
Aug 2025	2BR	$2,100,000	980	$2,143

Price Action

Flat−0.8%Last 12 months$2,088 psf

Beds

PSF (S$)19 sales · Sep 2024 to Aug 2026

typical range, $2,074 to $2,14212 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of AMARYLLIS VILLE

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	28	9%	657-936 sqft	—	—	—
2BR	141	45%	947-1,378 sqft	S$5,100/mo	~3.1%	54
3BR	115	37%	1,238-2,605 sqft	S$6,900/mo*	~3.0%· low sample (2 sales)	22
4BR	28	9%	1,690-2,637 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Newton Imperial	85 m	Aug 2026	Resale	—	$3,600,000	1,712	$2,103
Newton 18	105 m	Aug 2026	Resale	1BR	$1,320,000	614	$2,150
Miro	105 m	Aug 2026	Resale	2BR	$2,200,000	1,249	$1,761
Rochelle At Newton	82 m	Jul 2026	Resale	2BR	$2,025,000	1,012	$2,001
Iridium	85 m	Jul 2026	Resale	3BR	$2,130,000	1,076	$1,980
Miro	105 m	Jul 2026	Resale	3BR	$3,070,000	1,701	$1,805
26 Newton	108 m	Jul 2026	Resale	1BR	$948,888	474	$2,002
Miro	105 m	Jun 2026	Resale	3BR	$2,900,000	1,722	$1,684
Newton 18	105 m	Jun 2026	Resale	2BR	$2,023,000	926	$2,185
Rochelle At Newton	82 m	May 2026	Resale	3BR	$2,720,000	1,356	$2,006
Rochelle At Newton	82 m	May 2026	Resale	2BR	$2,018,000	1,012	$1,994
Newton 18	105 m	May 2026	Resale	2BR	$2,123,000	926	$2,293
Park Infinia At Wee Nam	154 m	May 2026	Resale	1BR	$1,234,000	560	$2,204
L'Viv	193 m	May 2026	Resale	2BR	$2,170,000	990	$2,192
L'Viv	193 m	May 2026	Resale	2BR	$2,330,000	1,001	$2,328
26 Newton	108 m	Apr 2026	Resale	1BR	$1,050,000	484	$2,169
26 Newton	108 m	Apr 2026	Resale	1BR	$1,930,000	1,120	$1,723
Park Infinia At Wee Nam	154 m	Apr 2026	Resale	2BR	$2,480,000	969	$2,559
The Linc	69 m	Mar 2026	Resale	3BR	$2,800,000	1,281	$2,186
Park Infinia At Wee Nam	154 m	Mar 2026	Resale	3BR	$3,420,000	1,442	$2,372

Nearby Condos

En-Bloc

Profit & Loss

63 realized resale exits at AMARYLLIS VILLE.63 profitable, 0 at a loss.Median 4.25%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	2	20y 1m	$934	$1,914	S$644,000	3.64%
3BR	34	20y 11m	$842	$1,964	S$1,103,500	4.12%
4BR	24	19y 11m	$850	$2,019	S$1,478,000	4.50%
5BR+	3	20y 4m	$878	$1,716	S$1,794,651	3.32%
Total	63	20y 4m	$842	$1,971	S$1,204,000	4.25%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

1 of 63exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at AMARYLLIS VILLE today: ~$2,088 psf.Resale median, last 12 months, 9 sales.

Where current owners entered (psf)

today ~$2,088

$804 p5median $1,425p95 $2,035

Your entry price$2,090 psf

96.5%

≈ top quartile for this project

of current owners entered below $2,088 psf — they could sell below your entry and still profit.

90.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

CONDODistrict 11

AMARYLLIS VILLE

Compare projects →

AMARYLLIS VILLE

Details

Project: AMARYLLIS VILLE
TOP year: 2004
Tenure: 99-year leasehold
Lease start: 1997
Land size: 12,331 sqm (132,734 sqft)
Plot ratio: 2.8
Developer: Wingrove Investment Pte Ltd
Gross rental yield: ~3.1% · ~$2.19M (est.)
Storeys: 30
Market segment: CCR
Total units: 311
Blocks: 2
District: 11

Upcoming MRT

1.7 km from Mount Pleasant (TEL Stage 5), opening 2026 · ~21 min walk

Transactions

Showing 10 of 685

Beds

Period

Size–sqft


May 2026	3BR	$2,730,000	1,238	$2,205
Apr 2026	2BR	$2,034,000	958	$2,123
Mar 2026	2BR	$1,980,000	958	$2,067
Feb 2026	2BR	$2,030,000	1,033	$1,965
Dec 2025	2BR	$2,080,000	980	$2,122
Dec 2025	2BR	$1,880,000	958	$1,962
Oct 2025	3BR	$2,700,000	1,259	$2,145
Sep 2025	2BR	$1,890,000	958	$1,973
Sep 2025	2BR	$2,000,000	958	$2,088
Aug 2025	2BR	$2,100,000	980	$2,143

Price Action

Flat−0.8%Last 12 months$2,088 psf

Beds

PSF (S$)19 sales · Sep 2024 to Aug 2026

typical range, $2,074 to $2,14212 month medianone sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of AMARYLLIS VILLE

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

330

260

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

Tap or hover any point

Which Projects Make Up The Supply

haio+

Demand vs supply: a haio+ feature

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	28	9%	657-936 sqft	—	—	—
2BR	141	45%	947-1,378 sqft	S$5,100/mo	~3.1%	54
3BR	115	37%	1,238-2,605 sqft	S$6,900/mo*	~3.0%· low sample (2 sales)	22
4BR	28	9%	1,690-2,637 sqft	—	—	—

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

50 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Newton Imperial	85 m	Aug 2026	Resale	—	$3,600,000	1,712	$2,103
Newton 18	105 m	Aug 2026	Resale	1BR	$1,320,000	614	$2,150
Miro	105 m	Aug 2026	Resale	2BR	$2,200,000	1,249	$1,761
Rochelle At Newton	82 m	Jul 2026	Resale	2BR	$2,025,000	1,012	$2,001
Iridium	85 m	Jul 2026	Resale	3BR	$2,130,000	1,076	$1,980
Miro	105 m	Jul 2026	Resale	3BR	$3,070,000	1,701	$1,805
26 Newton	108 m	Jul 2026	Resale	1BR	$948,888	474	$2,002
Miro	105 m	Jun 2026	Resale	3BR	$2,900,000	1,722	$1,684
Newton 18	105 m	Jun 2026	Resale	2BR	$2,023,000	926	$2,185
Rochelle At Newton	82 m	May 2026	Resale	3BR	$2,720,000	1,356	$2,006
Rochelle At Newton	82 m	May 2026	Resale	2BR	$2,018,000	1,012	$1,994
Newton 18	105 m	May 2026	Resale	2BR	$2,123,000	926	$2,293
Park Infinia At Wee Nam	154 m	May 2026	Resale	1BR	$1,234,000	560	$2,204
L'Viv	193 m	May 2026	Resale	2BR	$2,170,000	990	$2,192
L'Viv	193 m	May 2026	Resale	2BR	$2,330,000	1,001	$2,328
26 Newton	108 m	Apr 2026	Resale	1BR	$1,050,000	484	$2,169
26 Newton	108 m	Apr 2026	Resale	1BR	$1,930,000	1,120	$1,723
Park Infinia At Wee Nam	154 m	Apr 2026	Resale	2BR	$2,480,000	969	$2,559
The Linc	69 m	Mar 2026	Resale	3BR	$2,800,000	1,281	$2,186
Park Infinia At Wee Nam	154 m	Mar 2026	Resale	3BR	$3,420,000	1,442	$2,372

Nearby Condos

192 within 1 km

This property

$2,100

psf · 19 sales

Lowest

$1,033

psf

Average

$2,114

psf

Highest

$4,126

psf

Amaryllis Ville sits 1% below the nearby average for the last 2 years of sales.


—	Amaryllis VilleThis property	LH	2004	$2,100
69 m	The Linc	FH	2006	$2,178
82 m	Rochelle At Newton	LH	2012	$1,946
82 m	The Lincoln Residences	FH	2011	$2,211
85 m	Iridium	FH	2009	$2,069
85 m	Newton Imperial	FH	2011	$2,103
85 m	Surrey Tower	FH	1978	—
105 m	Miro	FH	2012	$1,663
105 m	Newton 18	FH	2002	$2,150
108 m	26 Newton	FH	2016	$2,215
108 m	Newton View	FH	1982	—

Blank where there are no recent sales.

En-Bloc

Profit & Loss

63 realized resale exits at AMARYLLIS VILLE.63 profitable, 0 at a loss.Median 4.25%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	2	20y 1m	$934	$1,914	S$644,000	3.64%
3BR	34	20y 11m	$842	$1,964	S$1,103,500	4.12%
4BR	24	19y 11m	$850	$2,019	S$1,478,000	4.50%
5BR+	3	20y 4m	$878	$1,716	S$1,794,651	3.32%
Total	63	20y 4m	$842	$1,971	S$1,204,000	4.25%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

1 of 63exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at AMARYLLIS VILLE today: ~$2,088 psf.Resale median, last 12 months, 9 sales.

Where current owners entered (psf)

today ~$2,088

$804 p5median $1,425p95 $2,035

Your entry price$2,090 psf

96.5%

≈ top quartile for this project

of current owners entered below $2,088 psf — they could sell below your entry and still profit.

90.6%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

Where does your window face?

West-facing, through the year

Sun position

7a9a11a1p3p5p7p

Sun off to the sideStraight at the window

September in detail

6 am9 am12 pm3 pm6 pm8 pm

Sun within 60° of this facing
…during the 2–6 pm heat peak

Sun is on a West-facing window: 1:22 pm – 7:06 pm (5 h 44 m total). In the 2–6 pm heat peak: 2:00 pm – 6:00 pm.

Sun at 3:30 pm on 1 Sep: azimuth 282° (WNW), elevation 53°.

What’s Around

Primary Schools

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
St. Joseph'S Institution JuniorPhase 2C · 115 applied · 78 places	460 m	≤ 1 km	Balloted · 1–2 km	115	78
Inside the cut — offered before any ballot.
Anglo-Chinese School (Junior)Phase 2C · 95 applied · 61 places	600 m	≤ 1 km	Balloted · ≤ 1 km	95	61
Your band is exactly the cut — priority, but contested.
Anglo-Chinese School (Primary)Phase 2C · 96 applied · 66 places	705 m	≤ 1 km	Balloted · ≤ 1 km	96	66
Your band is exactly the cut — priority, but contested.
Farrer Park Primary SchoolPhase 2C · 24 applied · 129 places	930 m	≤ 1 km	No ballot	24	129

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
St. Margaret'S School (Primary)Phase 2C · 125 applied · 113 places	1.21 km	1–2 km	No ballot	125	113
Singapore Chinese Girls' Primary SchoolPhase 2C · 58 applied · 41 places	1.54 km	1–2 km	Balloted · ≤ 1 km	58	41
Did not reach this home's band.
Hong Wen SchoolPhase 2C · 153 applied · 62 places	1.81 km	1–2 km	Balloted · ≤ 1 km	153	62
Did not reach this home's band.
CHIJ Primary (Toa Payoh)Phase 2C · 77 applied · 49 places	1.9 km	1–2 km	Balloted · ≤ 1 km	77	49
Did not reach this home's band.

One school is measured to its registered location rather than the school boundary, because we hold no land parcel for it: Anglo-Chinese School (Junior). Those distances read longer than MOE’s, so a band near the line is left unconfirmed over a wider margin.

Amenities

Where Else You Can Buy

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Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for AMARYLLIS VILLE

Beds

	01	02	03	04	05	06
30		#30-022,6053BR	#30-036571BR	#30-049582BR	#30-052,5943BR	#30-062,6374BR
29		#29-021,2383BR	#29-036571BR	#29-049582BR	#29-051,2593BR	#29-061,6904BR
28		#28-021,2383BR	#28-036571BR	#28-049582BR	#28-051,2593BR	#28-061,6904BR
27		#27-021,2383BR	#27-036571BR	#27-049582BR	#27-051,2593BR	#27-061,6904BR
26		#26-021,2383BR	#26-036571BR	#26-049582BR	#26-051,2593BR	#26-061,6904BR
25		#25-021,2383BR	#25-036571BR	#25-049582BR	#25-051,2593BR	#25-061,6904BR
24		#24-021,2383BR	#24-036571BR	#24-049582BR	#24-051,2593BR	#24-061,6904BR
23		#23-021,2383BR	#23-036571BR	#23-049582BR	#23-051,2593BR	#23-061,6904BR
22		#22-021,2383BR	#22-036571BR	#22-049582BR	#22-051,2593BR	#22-061,6904BR
21		#21-021,2383BR	#21-036571BR	#21-049582BR	#21-051,2593BR	#21-061,6904BR
20		#20-021,2383BR	#20-036571BR	#20-049582BR	#20-051,2593BR	#20-061,6904BR
19		#19-021,2383BR	#19-036571BR	#19-049582BR	#19-051,2593BR	#19-061,6904BR
18		#18-021,2383BR	#18-036571BR	#18-049582BR	#18-051,2593BR	#18-061,6904BR
17		#17-021,2383BR	#17-039361BR	#17-049582BR	#17-051,2593BR	#17-061,9914BR
16	#16-019802BR	#16-021,2383BR	#16-039582BR	#16-049582BR	#16-051,2593BR	#16-069802BR
15	#15-019802BR	#15-021,2383BR	#15-039582BR	#15-049582BR	#15-051,2593BR	#15-069802BR
14	#14-019802BR	#14-021,2383BR	#14-039582BR	#14-049582BR	#14-051,2593BR	#14-069802BR
13	#13-019802BR	#13-021,2383BR	#13-039582BR	#13-049582BR	#13-051,2593BR	#13-069802BR
12	#12-019802BR	#12-021,2383BR	#12-039582BR	#12-049582BR	#12-051,2593BR	#12-069802BR
11	#11-019802BR	#11-021,2383BR	#11-039582BR	#11-049582BR	#11-051,2593BR	#11-069802BR
10	#10-019802BR	#10-021,2383BR	#10-039582BR	#10-049582BR	#10-051,2593BR	#10-069802BR
09	#09-019802BR	#09-021,2383BR	#09-039582BR	#09-049582BR	#09-051,2593BR	#09-069802BR
08	#08-019802BR	#08-021,2383BR	#08-039582BR	#08-049582BR	#08-051,2593BR	#08-069802BR
07	#07-019802BR	#07-021,2383BR	#07-039582BR	#07-049582BR	#07-051,2593BR	#07-069802BR
06	#06-019802BR	#06-021,2383BR	#06-039582BR	#06-049582BR	#06-051,2593BR	#06-069802BR
05	#05-019802BR	#05-021,2383BR	#05-039582BR	#05-049582BR	#05-051,2593BR	#05-069802BR
04	#04-019802BR	#04-021,2383BR	#04-039582BR	#04-049582BR	#04-051,2593BR	#04-069802BR
03	#03-019802BR	#03-021,2383BR	#03-039582BR	#03-049582BR	#03-051,2593BR	#03-069802BR
02			#02-031,2922BR		#02-051,6793BR	#02-061,3782BR

1BR2BR3BR4BR· tile shows strata sq ft

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Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Details

Transactions

Price Action

Demand vs Supply

Rental Demand

Unit Mix

Nearby Transactions

Nearby Condos

En-Bloc

Profit & Loss

Exit Risk

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

Where does your window face?

West-facing, through the year

September in detail

Commute reach

Stack View