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condo · 098584

The Azure

Project page · 99-year lease from 2005

Indicative value range
S$2,575,094 – S$3,019,750
Indicative mid S$2,883,088 · S$1,685 psf

Based on 6 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
Jul 2026The Azure01-051,668 sqftS$2,780,000S$1,666 psf×1.000S$1,666 psf
Jan 2026The Azure01-051,711 sqftS$3,000,000S$1,753 psf×1.018S$1,785 psf
Sept 2025The Azure01-051,927 sqftS$2,820,000S$1,464 psf×0.988S$1,447 psf
Apr 2025The Azure01-051,711 sqftS$2,900,000S$1,694 psf×1.005S$1,703 psf
Mar 2025The Azure01-051,765 sqftS$3,050,000S$1,728 psf×1.035S$1,789 psf
Feb 2025The Azure01-051,927 sqftS$2,700,000S$1,401 psf×1.035S$1,451 psf

How accurate is this estimate for The Azure?

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.

3.62% gross yield

S$104,400 of rent a year against the estimate above · 0.02 points below flats like it

Leases signed here within a quarter of this size run about S$8,700 a month, the middle of 55 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$13,750
Q3 2026>3000 sqft4Non-landed PropertiesS$13,000
Q3 2026>3000 sqft4Non-landed PropertiesS$13,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$11,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$11,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$10,900
Q3 20262200-2300 sqft4Non-landed PropertiesS$10,900
Q3 20261900-2000 sqft3Non-landed PropertiesS$9,600

median of 55 URA rental contracts at The Azure within a quarter of 159 sqm, since 2025Q4.

Buying or selling at S$2,883,088?

Buying: Stamp duty on S$2,883,088 · Cash and CPF needed on S$2,883,088 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,883,088.

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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
The Azure · 01-05 · Condominium · 78 years left
1,668 sqftS$2,780,000S$1,666 psf
Jan 2026
The Azure · 01-05 · Condominium · 78 years left
1,711 sqftS$3,000,000S$1,753 psf
Sept 2025
The Azure · 01-05 · Condominium · 78 years left
1,927 sqftS$2,820,000S$1,464 psf
Apr 2025
The Azure · 01-05 · Condominium · 79 years left
1,711 sqftS$2,900,000S$1,694 psf
Mar 2025
The Azure · 01-05 · Condominium · 79 years left
1,765 sqftS$3,050,000S$1,728 psf
Feb 2025
The Azure · 01-05 · Condominium · 79 years left
1,927 sqftS$2,700,000S$1,401 psf
Jan 2024
The Azure · 06-10 · Condominium · 80 years left
3,165 sqftS$5,200,000S$1,643 psf
Aug 2023
The Azure · 01-05 · Condominium · 80 years left
2,271 sqftS$4,200,000S$1,849 psf
Jul 2023
The Azure · 01-05 · Condominium · 81 years left
1,711 sqftS$3,000,000S$1,753 psf
Mar 2023
The Azure · 01-05 · Condominium · 81 years left
1,335 sqftS$2,500,000S$1,873 psf
Jul 2022
The Azure · 01-05 · Condominium · 82 years left
1,668 sqftS$2,958,000S$1,773 psf
Jul 2022
The Azure · 01-05 · Condominium · 82 years left
1,927 sqftS$3,480,000S$1,806 psf
Mar 2022
The Azure · 01-05 · Condominium · 82 years left
1,711 sqftS$3,030,000S$1,770 psf

Sale prices as filed in caveats.

Where the lease takes this

About 77 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 years72 yearsS$2,732,868S$2,995,186S$3,017,307S$3,324,951
10 years67 yearsS$2,671,911S$3,209,462S$3,257,044S$3,955,080
20 years57 yearsS$2,408,803S$3,475,537S$3,579,354S$5,277,984

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.