homequant
apartment · 079717

Altez

Project page · 99-year lease from 2008

Indicative value range
S$1,505,994 – S$1,621,631
Indicative mid S$1,513,782 · S$1,780 psf

Based on 4 sales in this project, last 12 months. Search widened 1 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
Sept 2026Altez31-35840 sqftS$1,500,000S$1,787 psf×1.000S$1,787 psf
Jul 2026Altez36-40840 sqftS$1,480,000S$1,763 psf×1.000S$1,763 psf
Apr 2026Altez16-20829 sqftS$1,880,000S$2,268 psf×1.000S$2,268 psf
Mar 2026Altez31-35861 sqftS$1,500,000S$1,742 psf×1.018S$1,774 psf

How accurate is this estimate for Altez?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Altez since.

Median error
20.9%

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

What the rent says

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

4.68% gross yield

S$70,788 of rent a year against the estimate above · 0.88 points above flats like it

Leases signed here within a quarter of this size run about S$5,899 a month, the middle of 132 of them.

In the core central region, leasehold flats with 80 to 89 years of lease left yield 3.80%, from 22 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 20261100-1200 sqft2Non-landed PropertiesS$8,300
Q3 20261100-1200 sqft2Non-landed PropertiesS$8,000
Q3 20261100-1200 sqft2Non-landed PropertiesS$8,000
Q3 20261100-1200 sqft2Non-landed PropertiesS$8,000
Q3 20261100-1200 sqft2Non-landed PropertiesS$8,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$7,950
Q3 20261000-1100 sqft2Non-landed PropertiesS$7,950
Q3 20261100-1200 sqft2Non-landed PropertiesS$7,900

median of 132 URA rental contracts at Altez within a quarter of 79 sqm, since 2025Q4.

Buying or selling at S$1,513,782?

Buying: Stamp duty on S$1,513,782 · Cash and CPF needed on S$1,513,782 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,513,782.

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

Primary schools near 16 Enggor 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
Altez · 31-35 · Apartment · 80 years left
840 sqftS$1,500,000S$1,787 psf
Sept 2026
Altez · 46-50 · Apartment · 80 years left
1,173 sqftS$2,736,000S$2,332 psf
Jul 2026
Altez · 46-50 · Apartment · 81 years left
1,109 sqftS$2,567,493S$2,316 psf
Jul 2026
Altez · 46-50 · Apartment · 81 years left
1,109 sqftS$2,553,910S$2,304 psf
Jul 2026
Altez · 36-40 · Apartment · 81 years left
840 sqftS$1,480,000S$1,763 psf
Jun 2026
Altez · 51-55 · Apartment · 81 years left
1,561 sqftS$3,582,501S$2,295 psf
May 2026
Altez · 46-50 · Apartment · 81 years left
1,109 sqftS$2,504,754S$2,259 psf
May 2026
Altez · 56-60 · Apartment · 81 years left
1,561 sqftS$3,798,723S$2,434 psf
May 2026
Altez · 41-45 · Apartment · 81 years left
1,109 sqftS$2,400,000S$2,165 psf
Apr 2026
Altez · 16-20 · Apartment · 81 years left
829 sqftS$1,880,000S$2,268 psf
Apr 2026
Altez · 16-20 · Apartment · 81 years left
549 sqftS$1,180,000S$2,150 psf
Apr 2026
Altez · 51-55 · Apartment · 81 years left
1,561 sqftS$3,470,000S$2,223 psf
Mar 2026
Altez · 31-35 · Apartment · 81 years left
861 sqftS$1,500,000S$1,742 psf
Jan 2025
Altez · 21-25 · Apartment · 82 years left
1,012 sqftS$2,250,000S$2,224 psf
Oct 2024
Altez · 31-35 · Apartment · 82 years left
861 sqftS$1,530,000S$1,777 psf
Sept 2024
Altez · 31-35 · Apartment · 82 years left
753 sqftS$1,485,000S$1,971 psf
Sept 2024
Altez · 46-50 · Apartment · 82 years left
1,184 sqftS$2,200,000S$1,858 psf
Aug 2024
Altez · 11-15 · Apartment · 82 years left
603 sqftS$1,200,000S$1,991 psf
Aug 2024
Altez · 21-25 · Apartment · 82 years left
990 sqftS$2,050,000S$2,070 psf
Jun 2024
Altez · 06-10 · Apartment · 83 years left
603 sqftS$1,080,000S$1,792 psf
May 2024
Altez · 26-30 · Apartment · 83 years left
861 sqftS$1,538,000S$1,786 psf
May 2024
Altez · 36-40 · Apartment · 83 years left
840 sqftS$1,590,000S$1,894 psf
Apr 2024
Altez · 46-50 · Apartment · 83 years left
764 sqftS$1,680,000S$2,198 psf
Apr 2024
Altez · 41-45 · Apartment · 83 years left
1,184 sqftS$2,250,000S$1,900 psf
Dec 2023
Altez · 26-30 · Apartment · 83 years left
861 sqftS$1,550,000S$1,800 psf
Oct 2023
Altez · 31-35 · Apartment · 83 years left
861 sqftS$1,520,000S$1,765 psf
Jun 2023
Altez · 46-50 · Apartment · 84 years left
764 sqftS$1,480,000S$1,937 psf
May 2023
Altez · 11-15 · Apartment · 84 years left
527 sqftS$1,160,000S$2,199 psf
Apr 2023
Altez · 21-25 · Apartment · 84 years left
829 sqftS$1,750,000S$2,111 psf
Apr 2023
Altez · 16-20 · Apartment · 84 years left
549 sqftS$1,168,000S$2,128 psf
Mar 2023
Altez · 11-15 · Apartment · 84 years left
527 sqftS$1,088,888S$2,065 psf
Mar 2023
Altez · 41-45 · Apartment · 84 years left
1,173 sqftS$2,100,000S$1,790 psf
Mar 2023
Altez · 36-40 · Apartment · 84 years left
753 sqftS$1,480,000S$1,964 psf
Nov 2022
Altez · 41-45 · Apartment · 84 years left
1,184 sqftS$2,300,000S$1,943 psf
Jul 2022
Altez · 31-35 · Apartment · 85 years left
861 sqftS$1,600,000S$1,858 psf
Jun 2022
Altez · 06-10 · Apartment · 85 years left
527 sqftS$1,150,000S$2,180 psf
Feb 2022
Altez · 06-10 · Apartment · 85 years left
549 sqftS$1,168,000S$2,128 psf
Dec 2021
Altez · 61-65 · Apartment · 85 years left
4,424 sqftS$14,825,850S$3,351 psf
Nov 2021
Altez · 11-15 · Apartment · 85 years left
527 sqftS$1,158,000S$2,196 psf
Nov 2021
Altez · 11-15 · Apartment · 85 years left
603 sqftS$1,188,000S$1,971 psf
Oct 2021
Altez · 26-30 · Apartment · 85 years left
829 sqftS$1,800,000S$2,172 psf
See more

Showing 41 of 42.

Sale prices as filed in caveats.

Where the lease takes this

About 80 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 years75 yearsS$1,389,593S$1,522,975S$1,534,223S$1,690,652
10 years70 yearsS$1,317,190S$1,582,191S$1,605,648S$1,949,763
20 years60 yearsS$1,232,052S$1,777,664S$1,830,765S$2,699,578

On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% 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.