homequant
condo · 098309

Seascape

Project page · 99-year lease from 2007

Indicative value range
S$4,831,139 – S$5,722,828
Indicative mid S$5,358,866 · S$2,007 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 2026Seascape01-052,174 sqftS$3,368,000S$1,549 psf×1.000S$1,549 psf
Feb 2026Seascape01-052,669 sqftS$5,553,000S$2,080 psf×1.018S$2,118 psf
Feb 2026Seascape06-102,174 sqftS$4,050,000S$1,863 psf×1.018S$1,897 psf
Nov 2025Seascape01-052,852 sqftS$6,185,000S$2,168 psf×1.024S$2,221 psf

How accurate is this estimate for Seascape?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Seascape since.

Median error
9.1%

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

A thin test: 4 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.

2.84% gross yield

S$152,400 of rent a year against the estimate above · 0.8 points below flats like it

Leases signed here within a quarter of this size run about S$12,700 a month, the middle of 71 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 2026>3000 sqft4Non-landed PropertiesS$20,000
Q3 2026>3000 sqft4Non-landed PropertiesS$20,000
Q3 2026>3000 sqft4Non-landed PropertiesS$18,000
Q3 2026>3000 sqft4Non-landed PropertiesS$17,500
Q3 2026>3000 sqft4Non-landed PropertiesS$17,500
Q3 2026>3000 sqft4Non-landed PropertiesS$17,500
Q3 20262900-3000 sqft4Non-landed PropertiesS$17,000
Q3 20262900-3000 sqft4Non-landed PropertiesS$16,000

median of 71 URA rental contracts at Seascape within a quarter of 248 sqm, since 2025Q4.

Buying or selling at S$5,358,866?

Buying: Stamp duty on S$5,358,866 · Cash and CPF needed on S$5,358,866 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,358,866.

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Seascape · 01-05 · Condominium · 79 years left
2,174 sqftS$3,368,000S$1,549 psf
Feb 2026
Seascape · 06-10 · Condominium · 80 years left
2,174 sqftS$4,050,000S$1,863 psf
Feb 2026
Seascape · 01-05 · Condominium · 80 years left
2,669 sqftS$5,553,000S$2,080 psf
Nov 2025
Seascape · 01-05 · Condominium · 80 years left
2,852 sqftS$6,185,000S$2,168 psf
Sept 2025
Seascape · 06-10 · Condominium · 80 years left
2,164 sqftS$4,080,000S$1,886 psf
Aug 2025
Seascape · 06-10 · Condominium · 80 years left
2,680 sqftS$4,700,000S$1,754 psf
Jul 2025
Seascape · 06-10 · Condominium · 81 years left
3,380 sqftS$6,929,000S$2,050 psf
May 2025
Seascape · 01-05 · Condominium · 81 years left
2,174 sqftS$4,483,000S$2,062 psf
Mar 2025
Seascape · 06-10 · Condominium · 81 years left
2,680 sqftS$4,600,000S$1,716 psf
Dec 2024
Seascape · 01-05 · Condominium · 81 years left
2,174 sqftS$4,530,000S$2,083 psf
Dec 2024
Seascape · 06-10 · Condominium · 81 years left
excluded: outlier
2,174 sqftS$3,980,000S$1,830 psf
Aug 2024
Seascape · 06-10 · Condominium · 81 years left
2,680 sqftS$4,500,000S$1,679 psf
May 2024
Seascape · 01-05 · Condominium · 82 years left
2,680 sqftS$5,050,000S$1,884 psf
May 2024
Seascape · 06-10 · Condominium · 82 years left
2,164 sqftS$4,480,000S$2,071 psf
Dec 2023
Seascape · 06-10 · Condominium · 82 years left
excluded: outlier
2,174 sqftS$4,110,000S$1,890 psf
Sept 2023
Seascape · 06-10 · Condominium · 82 years left
2,669 sqftS$5,847,000S$2,190 psf
Aug 2023
Seascape · 06-10 · Condominium · 82 years left
2,174 sqftS$4,461,000S$2,052 psf
Jul 2023
Seascape · 01-05 · Condominium · 83 years left
2,669 sqftS$5,741,000S$2,151 psf
Jul 2023
Seascape · 06-10 · Condominium · 83 years left
excluded: outlier
2,852 sqftS$6,374,500S$2,235 psf
Apr 2023
Seascape · 01-05 · Condominium · 83 years left
2,164 sqftS$4,510,500S$2,085 psf
Apr 2023
Seascape · 01-05 · Condominium · 83 years left
2,164 sqftS$4,639,800S$2,145 psf
Apr 2023
Seascape · 06-10 · Condominium · 83 years left
3,380 sqftS$5,500,000S$1,627 psf
Mar 2023
Seascape · 01-05 · Condominium · 83 years left
2,971 sqftS$6,380,000S$2,148 psf
Mar 2023
Seascape · 01-05 · Condominium · 83 years left
excluded: outlier
2,680 sqftS$5,627,000S$2,099 psf
Feb 2023
Seascape · 01-05 · Condominium · 83 years left
excluded: outlier
2,971 sqftS$6,280,000S$2,114 psf
Jan 2023
Seascape · 01-05 · Condominium · 83 years left
2,164 sqftS$4,488,000S$2,074 psf
Dec 2022
Seascape · 01-05 · Condominium · 83 years left
2,174 sqftS$4,501,200S$2,070 psf
Oct 2022
Seascape · 06-10 · Condominium · 83 years left
3,380 sqftS$5,900,000S$1,746 psf
Aug 2022
Seascape · 01-05 · Condominium · 83 years left
2,174 sqftS$4,529,100S$2,083 psf
Aug 2022
Seascape · 06-10 · Condominium · 83 years left
2,164 sqftS$4,280,000S$1,978 psf
Jun 2022
Seascape · 01-05 · Condominium · 84 years left
2,174 sqftS$4,501,200S$2,070 psf
Apr 2022
Seascape · 01-05 · Condominium · 84 years left
2,852 sqftS$6,100,000S$2,139 psf
Apr 2022
Seascape · 01-05 · Condominium · 84 years left
2,174 sqftS$4,519,800S$2,079 psf
Apr 2022
Seascape · 06-10 · Condominium · 84 years left
2,174 sqftS$4,575,600S$2,104 psf
Mar 2022
Seascape · 06-10 · Condominium · 84 years left
2,164 sqftS$4,529,100S$2,093 psf
Feb 2022
Seascape · 01-05 · Condominium · 84 years left
2,669 sqftS$5,589,300S$2,094 psf
Dec 2021
Seascape · 06-10 · Condominium · 84 years left
2,669 sqftS$5,635,800S$2,111 psf
Dec 2021
Seascape · 01-05 · Condominium · 84 years left
2,680 sqftS$5,550,000S$2,071 psf
Dec 2021
Seascape · 06-10 · Condominium · 84 years left
2,680 sqftS$5,654,400S$2,110 psf
Dec 2021
Seascape · 01-05 · Condominium · 84 years left
2,680 sqftS$5,607,900S$2,092 psf
Nov 2021
Seascape · 06-10 · Condominium · 84 years left
4,069 sqftS$9,978,900S$2,453 psf
Oct 2021
Seascape · 01-05 · Condominium · 84 years left
4,069 sqftS$9,932,400S$2,441 psf
Oct 2021
Seascape · 01-05 · Condominium · 84 years left
2,852 sqftS$6,180,000S$2,167 psf

Sale prices as filed in caveats.

Where the lease takes this

About 79 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 years74 yearsS$5,079,647S$5,567,225S$5,608,341S$6,180,168
10 years69 yearsS$4,966,345S$5,965,505S$6,053,947S$7,351,404
20 years59 yearsS$4,477,300S$6,460,065S$6,653,033S$9,810,316

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.