homequant
apartment · 069047

The Clift

Project page · 99-year lease from 2004

Indicative value range
S$1,079,389 – S$1,125,135
Indicative mid S$1,106,230 · S$2,097 psf

Based on 18 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Aug 2026The Clift21-25495 sqftS$958,000S$1,935 psf×1.000S$1,935 psf
Nov 2025The Clift16-20527 sqftS$1,090,000S$2,067 psf×1.024S$2,116 psf
Oct 2025The Clift21-25527 sqftS$1,048,888S$1,989 psf×1.024S$2,037 psf
Oct 2025The Clift16-20495 sqftS$1,015,000S$2,050 psf×1.024S$2,099 psf
Oct 2025The Clift21-25506 sqftS$1,030,000S$2,036 psf×1.024S$2,085 psf
Jul 2025The Clift21-25549 sqftS$1,210,000S$2,204 psf×0.988S$2,179 psf
Jul 2025The Clift26-30495 sqftS$1,040,000S$2,100 psf×0.988S$2,076 psf
Jul 2025The Clift26-30495 sqftS$980,000S$1,979 psf×0.988S$1,956 psf
Jun 2025The Clift16-20506 sqftS$1,038,000S$2,052 psf×1.005S$2,062 psf
Apr 2025The Clift21-25506 sqftS$1,058,000S$2,091 psf×1.005S$2,102 psf
Feb 2025The Clift16-20527 sqftS$1,040,000S$1,972 psf×1.035S$2,041 psf
Jan 2025The Clift16-20495 sqftS$1,030,000S$2,080 psf×1.035S$2,154 psf
Jan 2025The Clift11-15506 sqftS$1,024,000S$2,024 psf×1.035S$2,095 psf
Dec 2024The Clift11-15495 sqftS$963,000S$1,945 psf×1.043S$2,029 psf
Dec 2024The Clift21-25527 sqftS$1,080,000S$2,048 psf×1.043S$2,136 psf
Dec 2024The Clift21-25527 sqftS$1,100,000S$2,086 psf×1.043S$2,176 psf
Nov 2024The Clift11-15506 sqftS$1,030,000S$2,036 psf×1.043S$2,124 psf
Nov 2024The Clift21-25495 sqftS$1,020,000S$2,060 psf×1.043S$2,149 psf

How accurate is this estimate for The Clift?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in The Clift since.

Median error
5.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

4.34% gross yield

S$48,000 of rent a year against the estimate above · 0.7 points above flats like it

Leases signed here within a quarter of this size run about S$4,000 a month, the middle of 178 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261000-1100 sqft2Non-landed PropertiesS$6,850
Q3 20261000-1100 sqft2Non-landed PropertiesS$6,850
Q3 2026700-800 sqft2Non-landed PropertiesS$6,000
Q3 2026700-800 sqft2Non-landed PropertiesS$6,000
Q3 2026800-900 sqft2Non-landed PropertiesS$6,000
Q3 2026800-900 sqft2Non-landed PropertiesS$6,000
Q3 2026700-800 sqft2Non-landed PropertiesS$5,800
Q3 2026700-800 sqft2Non-landed PropertiesS$5,800

median of 178 URA rental contracts at The Clift within a quarter of 49 sqm, since 2025Q4.

Buying or selling at S$1,106,230?

Buying: Stamp duty on S$1,106,230 · Cash and CPF needed on S$1,106,230 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,106,230.

Each opens with this figure filled in; change anything there.

Primary schools near 21 Mccallum Street

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
The Clift · 11-15 · Apartment · 76 years left
excluded: outlier
527 sqftS$980,000S$1,858 psf
Aug 2026
The Clift · 21-25 · Apartment · 76 years left
495 sqftS$958,000S$1,935 psf
Apr 2026
The Clift · 11-15 · Apartment · 77 years left
excluded: outlier
506 sqftS$950,000S$1,878 psf
Feb 2026
The Clift · 31-35 · Apartment · 77 years left
775 sqftS$1,300,000S$1,677 psf
Nov 2025
The Clift · 16-20 · Apartment · 77 years left
527 sqftS$1,090,000S$2,067 psf
Oct 2025
The Clift · 21-25 · Apartment · 77 years left
506 sqftS$1,030,000S$2,036 psf
Oct 2025
The Clift · 16-20 · Apartment · 77 years left
495 sqftS$1,015,000S$2,050 psf
Oct 2025
The Clift · 21-25 · Apartment · 77 years left
527 sqftS$1,048,888S$1,989 psf
Sept 2025
The Clift · 21-25 · Apartment · 77 years left
818 sqftS$1,670,000S$2,041 psf
Jul 2025
The Clift · 26-30 · Apartment · 78 years left
495 sqftS$980,000S$1,979 psf
Jul 2025
The Clift · 26-30 · Apartment · 78 years left
495 sqftS$1,040,000S$2,100 psf
Jul 2025
The Clift · 21-25 · Apartment · 78 years left
549 sqftS$1,210,000S$2,204 psf
Jun 2025
The Clift · 16-20 · Apartment · 78 years left
506 sqftS$1,038,000S$2,052 psf
May 2025
The Clift · 11-15 · Apartment · 78 years left
excluded: outlier
527 sqftS$1,030,000S$1,953 psf
May 2025
The Clift · 16-20 · Apartment · 78 years left
775 sqftS$1,550,000S$2,000 psf
Apr 2025
The Clift · 31-35 · Apartment · 78 years left
764 sqftS$1,450,000S$1,897 psf
Apr 2025
The Clift · 21-25 · Apartment · 78 years left
506 sqftS$1,058,000S$2,091 psf
Feb 2025
The Clift · 36-40 · Apartment · 78 years left
775 sqftS$1,340,000S$1,729 psf
Feb 2025
The Clift · 16-20 · Apartment · 78 years left
818 sqftS$1,650,000S$2,017 psf
Feb 2025
The Clift · 16-20 · Apartment · 78 years left
527 sqftS$1,040,000S$1,972 psf
Jan 2025
The Clift · 11-15 · Apartment · 78 years left
506 sqftS$1,024,000S$2,024 psf
Jan 2025
The Clift · 11-15 · Apartment · 78 years left
775 sqftS$1,675,000S$2,161 psf
Jan 2025
The Clift · 16-20 · Apartment · 78 years left
495 sqftS$1,030,000S$2,080 psf
Dec 2024
The Clift · 21-25 · Apartment · 78 years left
527 sqftS$1,100,000S$2,086 psf
Dec 2024
The Clift · 21-25 · Apartment · 78 years left
527 sqftS$1,080,000S$2,048 psf
Dec 2024
The Clift · 11-15 · Apartment · 78 years left
495 sqftS$963,000S$1,945 psf
Nov 2024
The Clift · 21-25 · Apartment · 78 years left
495 sqftS$1,020,000S$2,060 psf
Nov 2024
The Clift · 11-15 · Apartment · 78 years left
506 sqftS$1,030,000S$2,036 psf
Oct 2024
The Clift · 21-25 · Apartment · 78 years left
excluded: outlier
527 sqftS$1,028,000S$1,949 psf
Oct 2024
The Clift · 11-15 · Apartment · 78 years left
excluded: outlier
527 sqftS$1,010,000S$1,915 psf
Aug 2024
The Clift · 26-30 · Apartment · 78 years left
506 sqftS$1,055,000S$2,085 psf
Jun 2024
The Clift · 31-35 · Apartment · 79 years left
excluded: outlier
764 sqftS$1,220,000S$1,596 psf
Jun 2024
The Clift · 16-20 · Apartment · 79 years left
506 sqftS$1,023,000S$2,022 psf
May 2024
The Clift · 16-20 · Apartment · 79 years left
excluded: outlier
527 sqftS$1,140,000S$2,161 psf
May 2024
The Clift · 16-20 · Apartment · 79 years left
506 sqftS$1,033,000S$2,042 psf
May 2024
The Clift · 21-25 · Apartment · 79 years left
506 sqftS$1,058,800S$2,093 psf
May 2024
The Clift · 26-30 · Apartment · 79 years left
527 sqftS$1,080,000S$2,048 psf
Apr 2024
The Clift · 26-30 · Apartment · 79 years left
506 sqftS$1,058,000S$2,091 psf
Apr 2024
The Clift · 26-30 · Apartment · 79 years left
527 sqftS$1,098,000S$2,082 psf
Jan 2024
The Clift · 11-15 · Apartment · 79 years left
excluded: outlier
495 sqftS$970,000S$1,959 psf
Dec 2023
The Clift · 21-25 · Apartment · 79 years left
527 sqftS$1,055,000S$2,000 psf
Dec 2023
The Clift · 11-15 · Apartment · 79 years left
527 sqftS$1,050,000S$1,991 psf
Dec 2023
The Clift · 11-15 · Apartment · 79 years left
818 sqftS$1,550,000S$1,895 psf
Nov 2023
The Clift · 26-30 · Apartment · 79 years left
527 sqftS$1,055,000S$2,000 psf
Nov 2023
The Clift · 16-20 · Apartment · 79 years left
527 sqftS$1,070,000S$2,029 psf
Oct 2023
The Clift · 16-20 · Apartment · 79 years left
527 sqftS$1,050,000S$1,991 psf
Oct 2023
The Clift · 16-20 · Apartment · 79 years left
775 sqftS$1,568,000S$2,023 psf
Sept 2023
The Clift · 26-30 · Apartment · 79 years left
775 sqftS$1,620,000S$2,090 psf
Sept 2023
The Clift · 16-20 · Apartment · 79 years left
549 sqftS$1,130,000S$2,058 psf
Jun 2023
The Clift · 16-20 · Apartment · 80 years left
775 sqftS$1,480,000S$1,910 psf
Jun 2023
The Clift · 21-25 · Apartment · 80 years left
549 sqftS$1,058,000S$1,927 psf
Jun 2023
The Clift · 16-20 · Apartment · 80 years left
495 sqftS$1,035,000S$2,090 psf
Feb 2023
The Clift · 21-25 · Apartment · 80 years left
506 sqftS$1,028,000S$2,032 psf
Feb 2023
The Clift · 31-35 · Apartment · 80 years left
786 sqftS$1,350,000S$1,718 psf
Dec 2022
The Clift · 16-20 · Apartment · 80 years left
775 sqftS$1,468,000S$1,894 psf
Oct 2022
The Clift · 26-30 · Apartment · 80 years left
775 sqftS$1,580,000S$2,039 psf
Sept 2022
The Clift · 26-30 · Apartment · 80 years left
775 sqftS$1,460,000S$1,884 psf
Aug 2022
The Clift · 11-15 · Apartment · 80 years left
527 sqftS$985,000S$1,868 psf
Aug 2022
The Clift · 36-40 · Apartment · 80 years left
829 sqftS$1,400,000S$1,689 psf
Jul 2022
The Clift · 16-20 · Apartment · 81 years left
506 sqftS$999,000S$1,975 psf
Jul 2022
The Clift · 21-25 · Apartment · 81 years left
775 sqftS$1,530,000S$1,974 psf
Jul 2022
The Clift · 11-15 · Apartment · 81 years left
775 sqftS$1,390,000S$1,794 psf
Jun 2022
The Clift · 21-25 · Apartment · 81 years left
495 sqftS$950,000S$1,919 psf
Apr 2022
The Clift · 26-30 · Apartment · 81 years left
527 sqftS$1,000,000S$1,896 psf
Mar 2022
The Clift · 21-25 · Apartment · 81 years left
818 sqftS$1,570,000S$1,919 psf
Jan 2022
The Clift · 21-25 · Apartment · 81 years left
775 sqftS$1,425,000S$1,839 psf
Dec 2021
The Clift · 11-15 · Apartment · 81 years left
495 sqftS$900,000S$1,818 psf
Dec 2021
The Clift · 16-20 · Apartment · 81 years left
527 sqftS$990,000S$1,877 psf
Nov 2021
The Clift · 16-20 · Apartment · 81 years left
495 sqftS$1,030,000S$2,080 psf
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Showing 69 of 70.

Sale prices as filed in caveats.

Where the lease takes this

About 76 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years71 yearsS$1,048,591S$1,149,242S$1,157,730S$1,275,772
10 years66 yearsS$1,025,202S$1,231,459S$1,249,716S$1,517,550
20 years56 yearsS$924,249S$1,333,551S$1,373,385S$2,025,143

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.