homequant
condo · 098394

Turquoise

Project page · 99-year lease from 2007

Indicative value range
S$3,274,268 – S$3,534,884
Indicative mid S$3,396,133 · S$1,409 psf

Based on 5 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
Sept 2025Turquoise01-052,400 sqftS$3,298,000S$1,374 psf×0.988S$1,358 psf
Sept 2025Turquoise01-052,562 sqftS$3,800,000S$1,483 psf×0.988S$1,466 psf
Aug 2025Turquoise01-052,088 sqftS$3,100,000S$1,485 psf×0.988S$1,467 psf
Jun 2025Turquoise01-052,497 sqftS$3,500,000S$1,402 psf×1.005S$1,409 psf
May 2025Turquoise01-052,497 sqftS$3,051,000S$1,222 psf×1.005S$1,228 psf

How accurate is this estimate for Turquoise?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.71% gross yield

S$126,000 of rent a year against the estimate above · 0.07 points above flats like it

Leases signed here within a quarter of this size run about S$10,500 a month, the middle of 29 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 20262400-2500 sqft4Non-landed PropertiesS$12,000
Q3 20262400-2500 sqft4Non-landed PropertiesS$12,000
Q3 20262400-2500 sqft4Non-landed PropertiesS$12,000
Q3 20262400-2500 sqft4Non-landed PropertiesS$12,000
Q3 20262500-2600 sqft4Non-landed PropertiesS$11,800
Q3 20262400-2500 sqft4Non-landed PropertiesS$11,500
Q3 20262400-2500 sqft4Non-landed PropertiesS$11,500
Q3 20262400-2500 sqft4Non-landed PropertiesS$11,500

median of 29 URA rental contracts at Turquoise within a quarter of 224 sqm, since 2025Q4.

Buying or selling at S$3,396,133?

Buying: Stamp duty on S$3,396,133 · Cash and CPF needed on S$3,396,133 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,396,133.

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2025
Turquoise · 06-10 · Condominium · 80 years left
7,987 sqftS$12,000,000S$1,502 psf
Sept 2025
Turquoise · 01-05 · Condominium · 80 years left
2,400 sqftS$3,298,000S$1,374 psf
Sept 2025
Turquoise · 01-05 · Condominium · 80 years left
2,562 sqftS$3,800,000S$1,483 psf
Aug 2025
Turquoise · 01-05 · Condominium · 80 years left
2,088 sqftS$3,100,000S$1,485 psf
Jun 2025
Turquoise · 01-05 · Condominium · 81 years left
2,497 sqftS$3,500,000S$1,402 psf
May 2025
Turquoise · 01-05 · Condominium · 81 years left
2,497 sqftS$3,051,000S$1,222 psf
Oct 2024
Turquoise · 06-10 · Condominium · 81 years left
6,900 sqftS$9,000,000S$1,304 psf
May 2024
Turquoise · 01-05 · Condominium · 82 years left
2,562 sqftS$4,397,000S$1,716 psf
May 2024
Turquoise · 01-05 · Condominium · 82 years left
2,314 sqftS$3,500,000S$1,512 psf
Jan 2024
Turquoise · 01-05 · Condominium · 82 years left
2,164 sqftS$3,000,000S$1,387 psf
Dec 2023
Turquoise · 01-05 · Condominium · 82 years left
2,164 sqftS$3,380,000S$1,562 psf
Oct 2023
Turquoise · 01-05 · Condominium · 82 years left
2,680 sqftS$4,610,000S$1,720 psf
Feb 2023
Turquoise · 01-05 · Condominium · 83 years left
2,174 sqftS$3,150,000S$1,449 psf
Jan 2023
Turquoise · 01-05 · Condominium · 83 years left
2,680 sqftS$4,609,400S$1,720 psf
Dec 2022
Turquoise · 06-10 · Condominium · 83 years left
3,283 sqftS$4,630,000S$1,410 psf
Oct 2022
Turquoise · 01-05 · Condominium · 83 years left
2,422 sqftS$4,115,830S$1,699 psf
Oct 2022
Turquoise · 01-05 · Condominium · 83 years left
2,573 sqftS$3,399,680S$1,322 psf
Sept 2022
Turquoise · 01-05 · Condominium · 83 years left
2,164 sqftS$3,232,310S$1,494 psf
Aug 2022
Turquoise · 01-05 · Condominium · 83 years left
3,035 sqftS$4,650,000S$1,532 psf
May 2022
Turquoise · 01-05 · Condominium · 84 years left
2,411 sqftS$4,068,160S$1,687 psf
Apr 2022
Turquoise · 01-05 · Condominium · 84 years left
2,411 sqftS$3,254,850S$1,350 psf
Apr 2022
Turquoise · 01-05 · Condominium · 84 years left
2,400 sqftS$4,049,560S$1,687 psf
Mar 2022
Turquoise · 01-05 · Condominium · 84 years left
excluded: outlier
2,422 sqftS$4,127,920S$1,704 psf
Mar 2022
Turquoise · 01-05 · Condominium · 84 years left
2,411 sqftS$3,254,850S$1,350 psf
Feb 2022
Turquoise · 06-10 · Condominium · 84 years left
3,122 sqftS$4,448,210S$1,425 psf
Jan 2022
Turquoise · 01-05 · Condominium · 84 years left
2,142 sqftS$3,071,880S$1,434 psf
Jan 2022
Turquoise · 01-05 · Condominium · 84 years left
2,433 sqftS$4,169,770S$1,714 psf
Jan 2022
Turquoise · 01-05 · Condominium · 84 years left
2,142 sqftS$3,108,150S$1,451 psf
Dec 2021
Turquoise · 01-05 · Condominium · 84 years left
2,153 sqftS$3,450,000S$1,603 psf
Nov 2021
Turquoise · 01-05 · Condominium · 84 years left
2,142 sqftS$3,140,000S$1,466 psf
Nov 2021
Turquoise · 01-05 · Condominium · 84 years left
2,099 sqftS$3,145,820S$1,499 psf
Oct 2021
Turquoise · 01-05 · Condominium · 84 years left
2,088 sqftS$3,228,150S$1,546 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$3,219,181S$3,528,179S$3,554,236S$3,916,626
10 years69 yearsS$3,147,377S$3,780,586S$3,836,635S$4,658,887
20 years59 yearsS$2,837,449S$4,094,009S$4,216,300S$6,217,200

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.