Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
RAINTREE VALLEY
MUNSHI ABDULLAH WALK
650 mLENTOR MRT STATION
0Transactions in latest 12 months
RAINTREE VALLEY Market Snapshot
There are no sales transactions in RAINTREE VALLEY during the latest 24 months.Please refer to the nearby transactions below for additional market context.
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 7 Oct 2026
RAINTREE VALLEY Location & Nearby Amenities
Explore RAINTREE VALLEY and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
RAINTREE VALLEY Nearby Amenities
Closest amenities from RAINTREE VALLEY. Distances are straight-line estimates.
MRT / LRT
- LENTOR MRT STATION650 mTE5Thomson-East Coast Line
- MAYFLOWER MRT STATION1.4 kmTE6Thomson-East Coast Line
- YIO CHU KANG MRT STATION1.6 kmNS15North-South Line
Bus Interchanges
- Yio Chu Kang Bus Interchange1.5 kmAng Mo Kio Ave 8
- Ang Mo Kio Bus Interchange2.5 kmAng Mo Kio Ave 8
Shopping Malls
- Lentor Modern480 mLentor Central
- Broadway Plaza2.1 kmAng Mo Kio Avenue 6
- Jubilee Square2.3 kmAng Mo Kio Avenue 8
- AMK Hub2.5 kmAng Mo Kio Avenue 3
Primary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL1.1 kmANG MO KIO STREET 13
- ANDERSON PRIMARY SCHOOL1.2 kmANG MO KIO AVENUE 9
- MAYFLOWER PRIMARY SCHOOL1.6 kmANG MO KIO AVENUE 5
- ANG MO KIO PRIMARY SCHOOL1.8 kmANG MO KIO AVENUE 3
Secondary Schools
- CHIJ ST. NICHOLAS GIRLS' SCHOOL1.2 kmANG MO KIO STREET 13
- PRESBYTERIAN HIGH SCHOOL1.3 kmANG MO KIO AVENUE 6
- YIO CHU KANG SECONDARY SCHOOL1.4 kmANG MO KIO AVENUE 5
- MAYFLOWER SECONDARY SCHOOL1.8 kmANG MO KIO STREET 21
Post-Secondary
- ANDERSON SERANGOON JUNIOR COLLEGE1.8 kmANG MO KIO AVENUE 6
- NANYANG POLYTECHNIC2.1 kmANG MO KIO AVENUE 8
- EUNOIA JUNIOR COLLEGE2.6 kmSIN MING PLACE
MOE Kindergartens
- MOE KINDERGARTEN @ MAYFLOWER1.6 kmANG MO KIO AVENUE 5
- MOE KINDERGARTEN @ ANG MO KIO1.8 kmANG MO KIO AVENUE 3
Childcare Centres
- LITTLE FOOTPRINTS PRESCHOOL PTE LTD290 mTUNG PO AVENUE
- Greentree Montessori Children Terrace Pte Ltd460 mTHOMSON HILLS DRIVE
- MAPLEBEAR EXPLORERS PTE. LTD.470 mTAGORE LANE
- CARPE DIEM @ HILLTOP PTE. LTD.540 mYIO CHU KANG ROAD
Infant Care Centres
- PCF Sparkletots Preschool @ Yio Chu Kang Blk 644 (EY)1.2 kmANG MO KIO AVENUE 4
- PCF Sparkletots Preschool @ Cheng San Blk 502 (EY)2.3 kmANG MO KIO AVENUE 5
- PCF Sparkletots Preschool @ Cheng San Blk 533 (EY)2.7 kmANG MO KIO AVENUE 5
Kindergartens
- Bethesda Ang Mo Kio Kindergarten1.2 kmANG MO KIO AVENUE 4
- AL-MUTTAQIN MOSQUE KINDERGARTEN2.2 kmANG MO KIO AVENUE 6
- The Grange International Preschool2.7 kmYIO CHU KANG ROAD
Hawker Centres
- Ang Mo Kio Ave 4 Blk 628 (Ang Mo Kio 628 Market)1.1 kmAng Mo Kio Ave 4
- Sembawang Hills Food Centre (Jalan Leban Food Centre)1.2 kmUpper Thomson Road
- Ang Mo Kio Ave 4 Blk 160/162 (Mayflower Market)1.3 kmAng Mo Kio Ave 4
Supermarkets
- Quan Shui Wet Market320 mTagore Lane
- Hao Mart1.2 km
- UnPackt1.2 kmJalan Kuras
- Giant1.4 kmBlk 161 Ang Mo Kio Avenue 4
Hospitals
- ANG MO KIO - THYE HUA KWAN HOSPITAL1.1 kmANG MO KIO AVENUE 9
- YISHUN COMMUNITY HOSPITAL4.5 kmYISHUN CENTRAL 2
Polyclinics
- Ang Mo Kio Polyclinic1.9 kmAng Mo Kio Central 2
Parks
- TEACHER`S ESTATE PG240 m
- TEACHER'S ESTATE PARK280 m
- THOMSON GREEN PG550 m
Libraries
- Ang Mo Kio Library1.9 kmAng Mo Kio Avenue 6
Community Clubs
- Yio Chu Kang CC (Pending U/C)1.2 kmAng Mo Kio Street 61
- Kebun Baru CC1.4 kmAng Mo Kio Avenue 4
Sport Facilities
- Yio Chu Kang Sport Centre1.7 kmAng Mo Kio Avenue 9
- ActiveSG Gym@Ang Mo Kio Community Centre2.1 kmAng Mo Kio Avenue 1
- Ang Mo Kio Swimming Complex3.1 kmAng Mo Kio Avenue 1
Featured Listings
Properties currently available through Homy, with priority given to listings in RAINTREE VALLEY.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
RAINTREE VALLEY Market Position & Nearby Transactions
How RAINTREE VALLEY compares with District 26 projects and transactions recorded within 1 km over the latest 12 months.
District 26 Median PSF$1,914Median of district projects with recorded sales
Nearby Median PSF$2,090Comparable projects within 1 km
Nearby 12M Sales180Across nearby developments
Comparable Projects11Located within 1 km
Position Within District 26
Insufficient recent project sales
A reliable project-level ranking is not shown because this development has no usable transactions in the latest 12-month period. Use the nearby comparable table for current market context.
District 26 median$1,914 psf
District reference range$1,152 – $2,411 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| LENTOR MANSION | 255 m | 20280 yrs old | 533 | 2 | $2,160 |
| LENTOR CENTRAL RESIDENCES | 314 m | 20300 yrs old | 475 | 1 | $1,914 |
| LENTOR HILLS RESIDENCES | 369 m | 20280 yrs old | 598 | 4 | $2,266 |
| LENTORIA | 369 m | 20270 yrs old | 267 | 27 | $2,421 |
| HILLOCK GREEN | 381 m | 20280 yrs old | 474 | 16 | $2,110 |
| LENTOR MODERN | 489 m | 20251 yrs old | 605 | 62 | $2,404 |
| THOMSON GROVE | 599 m | 198442 yrs old | — | 4 | $1,437 |
| THE CALROSE | 662 m | 200719 yrs old | 421 | 11 | $2,030 |
| FAR HORIZON GARDENS | 870 m | 198739 yrs old | — | 5 | $1,078 |
| MEADOWS @ PEIRCE | 880 m | 201214 yrs old | 424 | 16 | $1,732 |
| THE PANORAMA | 938 m | 20188 yrs old | 689 | 32 | $2,090 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $828K | $828K | $828K | $1,923 |
| 2026-03 | 1 | $882K | $882K | $882K | $1,862 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE PANORAMA | Condo | 689 | 2 | $855K | $1,893 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 2 | $1.68M | $1.59M | $1.76M | $2,230 |
| 2026-07 | 4 | $1.67M | $1.45M | $1.9M | $2,326 |
| 2026-06 | 5 | $1.5M | $1.18M | $1.78M | $2,260 |
| 2026-05 | 4 | $1.72M | $1.55M | $1.9M | $2,350 |
| 2026-04 | 4 | $1.78M | $1.48M | $1.9M | $2,472 |
| 2026-03 | 1 | $1.8M | $1.8M | $1.8M | $2,452 |
| 2026-02 | 4 | $1.73M | $1.48M | $1.86M | $2,390 |
| 2026-01 | 1 | $1.75M | $1.75M | $1.75M | $2,391 |
| 2025-12 | 3 | $1.57M | $1.08M | $1.89M | $2,261 |
| 2025-11 | 1 | $1.79M | $1.79M | $1.79M | $2,522 |
| 2025-10 | 2 | $1.62M | $1.48M | $1.75M | $2,253 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LENTOR MODERN | Apt | 605 | 19 | $1.71M | $2,403 |
| THE PANORAMA | Condo | 689 | 5 | $1.51M | $2,110 |
| LENTORIA | Condo | 267 | 4 | $1.83M | $2,521 |
| HILLOCK GREEN | Apt | 474 | 2 | $1.69M | $2,288 |
| MEADOWS @ PEIRCE | Condo | 424 | 1 | $1.08M | $1,701 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 6 | $2.22M | $1.65M | $2.45M | $2,314 |
| 2026-07 | 5 | $2.09M | $1.65M | $2.42M | $2,268 |
| 2026-06 | 6 | $2.24M | $1.8M | $2.49M | $2,321 |
| 2026-05 | 5 | $2.25M | $2.17M | $2.35M | $2,331 |
| 2026-04 | 6 | $2.15M | $1.59M | $2.5M | $2,273 |
| 2026-03 | 4 | $2.18M | $1.95M | $2.48M | $2,244 |
| 2026-02 | 3 | $2.02M | $1.64M | $2.3M | $2,222 |
| 2026-01 | 3 | $1.96M | $1.55M | $2.32M | $2,158 |
| 2025-12 | 2 | $1.85M | $1.45M | $2.26M | $2,051 |
| 2025-11 | 4 | $2.29M | $2.15M | $2.44M | $2,379 |
| 2025-10 | 11 | $2.17M | $1.53M | $2.42M | $2,324 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LENTOR MODERN | Apt | 605 | 27 | $2.35M | $2,378 |
| LENTORIA | Condo | 267 | 11 | $2.25M | $2,394 |
| HILLOCK GREEN | Apt | 474 | 9 | $1.91M | $2,139 |
| THE PANORAMA | Condo | 689 | 6 | $1.64M | $1,986 |
| LENTOR HILLS RESIDENCES | Apt | 598 | 1 | $2.18M | $2,276 |
| MEADOWS @ PEIRCE | Condo | 424 | 1 | $1.59M | $1,738 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 3 | $2.45M | $2.05M | $2.8M | $2,260 |
| 2026-08 | 5 | $2.4M | $2M | $2.73M | $2,226 |
| 2026-07 | 5 | $2.11M | $2M | $2.21M | $1,893 |
| 2026-06 | 4 | $2.63M | $2.38M | $2.79M | $2,361 |
| 2026-05 | 3 | $2.08M | $1.96M | $2.21M | $1,918 |
| 2026-04 | 3 | $2.59M | $2.24M | $2.87M | $2,397 |
| 2026-03 | 4 | $2.49M | $2.26M | $2.8M | $2,321 |
| 2026-01 | 5 | $2.08M | $1.1M | $2.77M | $1,917 |
| 2025-12 | 2 | $2.52M | $2.39M | $2.65M | $2,240 |
| 2025-11 | 2 | $1.89M | $1.25M | $2.54M | $1,733 |
| 2025-10 | 4 | $2.27M | $2M | $2.52M | $2,055 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE PANORAMA | Condo | 689 | 14 | $2.22M | $2,127 |
| LENTOR MODERN | Apt | 605 | 11 | $2.65M | $2,366 |
| MEADOWS @ PEIRCE | Condo | 424 | 5 | $2.06M | $1,737 |
| LENTORIA | Condo | 267 | 3 | $2.77M | $2,476 |
| FAR HORIZON GARDENS | Condo | — | 2 | $1.18M | $1,020 |
| HILLOCK GREEN | Apt | 474 | 2 | $2.46M | $2,247 |
| THE CALROSE | Condo | 421 | 2 | $2.08M | $2,047 |
| LENTOR HILLS RESIDENCES | Apt | 598 | 1 | $2.5M | $2,255 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $3.19M | $3.19M | $3.19M | $2,352 |
| 2026-08 | 4 | $2.97M | $2.82M | $3.13M | $2,258 |
| 2026-07 | 5 | $2.53M | $1.35M | $3.14M | $1,984 |
| 2026-06 | 4 | $2.75M | $2.16M | $3.14M | $2,064 |
| 2026-05 | 4 | $2.95M | $2.76M | $3.09M | $2,098 |
| 2026-04 | 2 | $3.12M | $2.88M | $3.36M | $2,328 |
| 2026-03 | 1 | $2.72M | $2.72M | $2.72M | $2,141 |
| 2026-01 | 1 | $2.89M | $2.89M | $2.89M | $2,164 |
| 2025-12 | 4 | $2.95M | $2.68M | $3.25M | $2,274 |
| 2025-11 | 5 | $2.69M | $2.08M | $3.25M | $1,908 |
| 2025-10 | 3 | $2.54M | $1.73M | $3.17M | $1,900 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LENTORIA | Condo | 267 | 9 | $3.05M | $2,440 |
| THE CALROSE | Condo | 421 | 7 | $2.65M | $1,996 |
| THE PANORAMA | Condo | 689 | 4 | $2.93M | $2,195 |
| HILLOCK GREEN | Apt | 474 | 3 | $2.86M | $2,069 |
| MEADOWS @ PEIRCE | Condo | 424 | 3 | $2.46M | $1,752 |
| LENTOR HILLS RESIDENCES | Apt | 598 | 2 | $3.16M | $2,294 |
| LENTOR MANSION | Apt | 533 | 2 | $3.21M | $2,160 |
| THOMSON GROVE | Condo | — | 2 | $2.38M | $1,603 |
| FAR HORIZON GARDENS | Condo | — | 1 | $1.35M | $1,045 |
| LENTOR CENTRAL RESIDENCES | Condo | 475 | 1 | $2.68M | $1,914 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 2 | $3.73M | $3.7M | $3.75M | $2,437 |
| 2026-05 | 1 | $3.85M | $3.85M | $3.85M | $2,519 |
| 2026-04 | 2 | $2.63M | $2.1M | $3.16M | $1,403 |
| 2026-03 | 1 | $3.45M | $3.45M | $3.45M | $2,210 |
| 2026-02 | 1 | $3.4M | $3.4M | $3.4M | $2,224 |
| 2025-12 | 1 | $2.2M | $2.2M | $2.2M | $1,129 |
| 2025-11 | 1 | $3.25M | $3.25M | $3.25M | $1,755 |
| 2025-10 | 1 | $3.5M | $3.5M | $3.5M | $2,290 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LENTOR MODERN | Apt | 605 | 5 | $3.64M | $2,381 |
| FAR HORIZON GARDENS | Condo | — | 2 | $2.15M | $1,104 |
| MEADOWS @ PEIRCE | Condo | 424 | 2 | $3.21M | $1,741 |
| THE PANORAMA | Condo | 689 | 1 | $3.45M | $2,210 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $3.15M | $3.15M | $3.15M | $1,421 |
| 2026-06 | 2 | $3.4M | $3.35M | $3.45M | $1,468 |
| 2026-05 | 1 | $4.14M | $4.14M | $4.14M | $1,429 |
| 2026-03 | 1 | $3.36M | $3.36M | $3.36M | $1,568 |
| 2026-02 | 1 | $4.18M | $4.18M | $4.18M | $1,444 |
| 2026-01 | 1 | $3.2M | $3.2M | $3.2M | $1,234 |
| 2025-12 | 1 | $2.5M | $2.5M | $2.5M | $1,117 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MEADOWS @ PEIRCE | Condo | 424 | 4 | $3.13M | $1,322 |
| THE CALROSE | Condo | 421 | 2 | $3.25M | $1,495 |
| THOMSON GROVE | Condo | — | 2 | $4.16M | $1,437 |
Market Interpretation
RAINTREE VALLEY recorded no transactions during the latest 12-month comparison period, so a current project-level price position cannot be established reliably.
Within 1 km, 11 nearby condominiums were identified; 11 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.RAINTREE VALLEY Project Details
Property type
Landed
District
District 26 - Upper Thomson / Springleaf
Market segment
Outside Central Region
Tenure
Freehold
About RAINTREE VALLEY
RAINTREE VALLEY is a landed residential development in Singapore District 26 with freehold. LENTOR MRT STATION is approximately 650 m away by straight-line distance.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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