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apartment · 088271

The Arris

Project page · Freehold

Indicative value range
S$2,280,265 – S$2,394,039
Indicative mid S$2,386,957 · S$2,424 psf

Based on 3 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

Freehold tenure: the lease method is for 99-year leasehold only.

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 2026The Arris01-05990 sqftS$2,400,000S$2,424 psf×1.000S$2,424 psf
Apr 2026The Arris01-05980 sqftS$2,388,000S$2,438 psf×1.000S$2,438 psf
Mar 2026The Arris06-101,119 sqftS$2,500,000S$2,233 psf×0.988S$2,207 psf

How accurate is this estimate for The Arris?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in The Arris since.

Median error
6.0%

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

A thin test: 3 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.

2.92% gross yield

S$69,600 of rent a year against the estimate above · 0.23 points below flats like it

Leases signed here within a quarter of this size run about S$5,800 a month, the middle of 25 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 projects. Too few share this home's remaining lease to measure that separately.

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 2026900-1000 sqft2Non-landed PropertiesS$6,350
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,350
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,300
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,000
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,000
Q3 2026900-1000 sqft2Non-landed PropertiesS$6,000
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,900
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,800

median of 25 URA rental contracts at The Arris within a quarter of 91.5 sqm, since 2025Q4.

Buying or selling at S$2,386,957?

Buying: Stamp duty on S$2,386,957 · Cash and CPF needed on S$2,386,957 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,386,957.

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

Primary schools near 28 Yan Kit Road

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 Arris · 01-05 · Apartment
990 sqftS$2,400,000S$2,424 psf
Apr 2026
The Arris · 01-05 · Apartment
980 sqftS$2,388,000S$2,438 psf
Mar 2026
The Arris · 06-10 · Apartment
1,119 sqftS$2,500,000S$2,233 psf
Sept 2025
The Arris · 06-10 · Apartment
947 sqftS$2,100,000S$2,217 psf
Aug 2025
The Arris · 01-05 · Apartment
980 sqftS$2,300,000S$2,348 psf
May 2025
The Arris · 01-05 · Apartment
990 sqftS$2,250,000S$2,272 psf
Jul 2024
The Arris · 01-05 · Apartment
990 sqftS$2,375,000S$2,398 psf
Jun 2024
The Arris · 01-05 · Apartment
936 sqftS$2,110,000S$2,253 psf
Sept 2023
The Arris · 06-10 · Apartment
904 sqftS$1,990,000S$2,201 psf
Jul 2023
The Arris · 01-05 · Apartment
667 sqftS$1,500,000S$2,248 psf
Apr 2023
The Arris · 01-05 · Apartment
990 sqftS$2,180,000S$2,201 psf
Mar 2023
The Arris · 06-10 · Apartment
990 sqftS$2,260,000S$2,282 psf
Oct 2022
The Arris · 06-10 · Apartment
1,184 sqftS$2,180,000S$1,841 psf
Apr 2022
The Arris · 06-10 · Apartment
969 sqftS$2,060,000S$2,126 psf
Nov 2021
The Arris · 06-10 · Apartment
980 sqftS$1,918,000S$1,958 psf
Oct 2021
The Arris · 06-10 · Apartment
990 sqftS$2,040,000S$2,060 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.