The Acacias
Sommerville Road · District 13 · Outside Central Region (OCR) · Freehold
The Acacias is an apartment development in District 13 (OCR). Based on 19 URA-recorded transactions from 2021–2026, its median price is $1,950,000, with prices moving about 10.4%/yr.
The verdict · for an investor
The Acacias · Apartment · District 13 · Freehold
On balance, The Acacias points up.
Strong track record, sitting inside Bidadari estate — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 11 min on foot; 3 supermarkets, 2 food & retail spots nearby.
- Rentable — steady rental demand; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +48.4%, 5-bed +32.1% since 2022.
- A Primary-1 priority school within 1km — a real family draw.
- Inside Bidadari estate — a government-committed long-term catalyst.
What's holding it back
- Its recent +10.4%/yr rode a hot cycle — don't bank on that pace repeating.
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $2.67M, not an easy first step.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
no rent record yet
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,249 sqft (4-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,249 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.69M
Aim at the middle or below. A patient buyer has been getting closer to $1.63M.
If you’re selling
~$1.76M
List at the top of fair; realistic close is $1.69M–$1.71M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$2.86M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~10.4%/yr), and past pace never promises the future.
Built from URA transactions for The Acacias — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
The Acacias
Outside Central Region (OCR) · District 13 · ~$1,747 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For The Acacias, its own prices are still climbing. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,747 psf, here's the read on The Acacias. Its own prices are still climbing (~10.4%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
The Acacias's own prices are still climbing — about +15% in the latest year of sales.
Holds prices back
The suburbs (OCR) grew fastest since 2004 — a lot of that gain is already in, so there's more risk it cools from here.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
About neutral · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers), but the suburbs never leaned on them — so it barely affects you here.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
Median price
$1,950,000
2021–2026 (URA)
Appreciation
10.4%/yr
median trend
Gross yield
—
rental n/a
Lease
Freehold
The Acacias median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does The Acacias fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at The Acacias
Questions people ask about The Acacias
Is The Acacias freehold or leasehold?
The Acacias is a freehold development in District 13 (Outside Central Region (OCR)). Freehold means there is no lease running down.
How much does The Acacias cost per square foot?
Recent transactions at The Acacias are around $1,747 psf. Across its record, transacted prices range from $863,000 to $2,720,000.
Which primary schools are near The Acacias?
Within 1 km (top Primary 1 priority): Yangzheng Primary School (0.51 km), St. Gabriel's Primary School (0.87 km). Within 1–2 km: Maris Stella High School, Cedar Primary School, St Andrew's School (junior). Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest The Acacias?
The nearest MRT is Woodleigh MRT, about 660 m away (straight-line).
Has The Acacias gone up in value?
Across 19 URA-recorded transactions (2021–2026), prices at The Acacias have moved about 10.4% a year on average. That is a past record, not a forecast.
What condos are comparable to The Acacias?
Within a short walk: E Maison, The Quinn, Sunglade, Park Colonial, The Scala. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is The Acacias a good buy?
The Acacias sits in Outside Central Region (OCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.