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condo · 109258

Harbour View Towers

Project page · 99-year lease from 1990

Indicative value range
S$2,422,773 – S$2,472,481
Indicative mid S$2,468,428 · S$1,549 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

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 2026Harbour View Towers21-251,615 sqftS$2,510,000S$1,555 psf×1.000S$1,555 psf
May 2026Harbour View Towers16-201,206 sqftS$1,868,000S$1,549 psf×1.000S$1,549 psf
Feb 2026Harbour View Towers21-251,615 sqftS$2,438,000S$1,510 psf×0.988S$1,492 psf

How accurate is this estimate for Harbour View Towers?

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

Median error
24.5%

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.

2.77% gross yield

S$68,400 of rent a year against the estimate above · 0.39 points below flats like it

Leases signed here within a quarter of this size run about S$5,700 a month, the middle of 45 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 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 20262000-2100 sqft3Non-landed PropertiesS$10,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,600
Q3 20262000-2100 sqft3Non-landed PropertiesS$6,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$6,500
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,000
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,000
Q3 20261500-1600 sqft3Non-landed PropertiesS$6,000

median of 45 URA rental contracts at Harbour View Towers within a quarter of 148 sqm, since 2025Q4.

Buying or selling at S$2,468,428?

Buying: Stamp duty on S$2,468,428 · Cash and CPF needed on S$2,468,428 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,468,428.

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

Primary schools near 21 Telok Blangah Drive

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
Harbour View Towers · 21-25 · Condominium · 62 years left
1,615 sqftS$2,510,000S$1,555 psf
May 2026
Harbour View Towers · 16-20 · Condominium · 63 years left
1,206 sqftS$1,868,000S$1,549 psf
Feb 2026
Harbour View Towers · 21-25 · Condominium · 63 years left
1,615 sqftS$2,438,000S$1,510 psf
Sept 2025
Harbour View Towers · 21-25 · Condominium · 63 years left
1,593 sqftS$2,368,000S$1,486 psf
Feb 2025
Harbour View Towers · 16-20 · Condominium · 64 years left
1,615 sqftS$2,600,000S$1,610 psf
Aug 2024
Harbour View Towers · 26-30 · Condominium · 64 years left
1,615 sqftS$2,800,000S$1,734 psf
Apr 2024
Harbour View Towers · 11-15 · Condominium · 65 years left
1,206 sqftS$1,950,000S$1,618 psf
Nov 2023
Harbour View Towers · 26-30 · Condominium · 65 years left
1,206 sqftS$2,100,000S$1,742 psf
Dec 2021
Harbour View Towers · 11-15 · Condominium · 67 years left
797 sqftS$1,150,000S$1,444 psf
Oct 2021
Harbour View Towers · 26-30 · Condominium · 67 years left
1,206 sqftS$1,650,000S$1,369 psf
See more

Showing 10 of 11.

Sale prices as filed in caveats.

Where the lease takes this

About 62 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 flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years57 yearsS$2,326,069S$2,568,168S$2,830,019S$2,842,285
10 years52 yearsS$2,174,668S$2,650,908S$3,219,040S$3,247,006

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.