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apartment · 117368

Liiv Residences

Project page · Freehold

Indicative value range
S$1,128,510 – S$1,275,363
Indicative mid S$1,141,375 · S$1,928 psf

Based on 9 sales in projects within 1 km, last 24 months. Search widened 3 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 Hillshore · 460 m01-05743 sqftS$1,740,000S$2,343 psf×1.000S$2,343 psf
Aug 2026The Hillshore · 460 m01-05743 sqftS$1,700,000S$2,289 psf×1.000S$2,289 psf
Aug 2026Seasuites · 992 m01-05549 sqftS$1,080,000S$1,967 psf×1.000S$1,967 psf
Apr 2026The Hillshore · 460 m01-05743 sqftS$1,600,000S$2,154 psf×1.000S$2,154 psf
Mar 2026Whitehaven · 178 m01-05538 sqftS$1,050,000S$1,951 psf×0.988S$1,928 psf
Nov 2025Whitehaven · 178 m01-05538 sqftS$1,030,000S$1,914 psf×0.996S$1,906 psf
May 2025Whitehaven · 178 m01-05538 sqftS$1,023,000S$1,901 psf×1.006S$1,913 psf
Mar 2025The Foliage · 399 m01-05506 sqftS$895,000S$1,769 psf×0.995S$1,761 psf
Dec 2024Seasuites · 992 m01-05517 sqftS$955,000S$1,848 psf×1.012S$1,871 psf

How accurate is this estimate for Liiv Residences?

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.

3.78% gross yield

S$43,200 of rent a year against the estimate above · 0.63 points above flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 6 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 2026700-800 sqft2Non-landed PropertiesS$4,100
Q3 2026700-800 sqft2Non-landed PropertiesS$4,100
Q3 2026500-600 sqft2Non-landed PropertiesS$4,000
Q3 2026500-600 sqft2Non-landed PropertiesS$4,000
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300
Q3 2026900-1000 sqft3Non-landed PropertiesS$2,800
Q3 2026900-1000 sqft3Non-landed PropertiesS$2,800
Q3 2026300-400 sqft—Non-landed PropertiesS$2,800

median of 6 URA rental contracts at Liiv Residences within a quarter of 55 sqm, since 2025Q4.

Buying or selling at S$1,141,375?

Buying: Stamp duty on S$1,141,375 · Cash and CPF needed on S$1,141,375 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,141,375.

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

Primary schools near 339 Pasir Panjang 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2022
Liiv Residences · 01-05 · Apartment
592 sqftS$1,050,000S$1,774 psf
Jul 2022
Liiv Residences · 01-05 · Apartment
592 sqftS$1,040,000S$1,757 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.