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apartment · 117482

The Estiva

Project page · Freehold

Indicative value range
S$1,710,068 – S$2,097,097
Indicative mid S$1,830,610 · S$1,589 psf

Based on 55 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
Oct 2026Le Hill Condominium · 874 m01-051,281 sqftS$1,888,000S$1,474 psf×1.000S$1,474 psf
Oct 2026Murano · 354 m01-051,066 sqftS$1,595,000S$1,497 psf×1.000S$1,497 psf
Sept 2026Pasir Panjang Lodge · 781 m01-051,249 sqftS$1,442,900S$1,156 psf×1.000S$1,156 psf
Sept 2026Village @ Pasir Panjang · 980 m01-051,119 sqftS$1,910,000S$1,706 psf×1.000S$1,706 psf
Sept 2026The Hillshore · 255 m01-051,087 sqftS$2,550,000S$2,346 psf×1.000S$2,346 psf
Aug 2026Luxe Ville · 272 m01-051,345 sqftS$2,088,000S$1,552 psf×1.000S$1,552 psf
Jun 2026Luxe Ville · 272 m01-05980 sqftS$1,570,000S$1,603 psf×1.000S$1,603 psf
May 2026Le Hill Condominium · 874 m01-05915 sqftS$1,400,000S$1,530 psf×1.000S$1,530 psf
May 2026Villa De West · 763 m01-051,378 sqftS$2,020,000S$1,466 psf×1.000S$1,466 psf
May 2026The Hillshore · 255 m01-05990 sqftS$2,188,888S$2,210 psf×1.000S$2,210 psf
Apr 2026Village @ Pasir Panjang · 980 m01-051,259 sqftS$2,088,000S$1,658 psf×1.000S$1,658 psf
Apr 2026Village @ Pasir Panjang · 980 m01-05840 sqftS$1,505,000S$1,793 psf×1.000S$1,793 psf
Apr 2026Le Hill Condominium · 874 m01-05990 sqftS$1,500,000S$1,515 psf×1.000S$1,515 psf
Apr 2026The Hillshore · 255 m01-051,055 sqftS$2,650,000S$2,512 psf×1.000S$2,512 psf
Mar 2026Village @ Pasir Panjang · 980 m01-051,076 sqftS$1,738,000S$1,615 psf×0.988S$1,596 psf
Mar 2026Le Hill Condominium · 874 m01-051,464 sqftS$2,205,000S$1,506 psf×0.988S$1,488 psf
Mar 2026Horizon Residences · 906 m01-051,324 sqftS$2,530,000S$1,911 psf×0.988S$1,888 psf
Feb 2026Palm Mansions · 276 m01-05980 sqftS$1,395,000S$1,424 psf×0.988S$1,407 psf
Feb 2026Whitehaven · 244 m01-051,001 sqftS$1,800,000S$1,798 psf×0.988S$1,777 psf
Jan 2026Horizon Residences · 906 m01-051,475 sqftS$2,580,000S$1,750 psf×0.988S$1,729 psf
Dec 2025Villa De West · 763 m01-051,012 sqftS$1,520,000S$1,502 psf×0.996S$1,496 psf
Dec 2025The Orient · 960 m01-051,130 sqftS$1,940,000S$1,717 psf×0.996S$1,710 psf
Nov 2025Palm Mansions · 276 m01-05807 sqftS$1,250,000S$1,548 psf×0.996S$1,542 psf
Oct 2025The Hillshore · 255 m01-051,087 sqftS$2,588,000S$2,381 psf×0.996S$2,371 psf
Oct 2025Horizon Residences · 906 m01-051,001 sqftS$1,888,888S$1,887 psf×0.996S$1,879 psf
Oct 2025Seasuites · 804 m01-051,378 sqftS$1,960,000S$1,423 psf×0.996S$1,417 psf
Sept 2025The Peak@Balmeg · 855 m01-05990 sqftS$1,965,000S$1,984 psf×1.003S$1,990 psf
Sept 2025Village @ Pasir Panjang · 980 m01-051,109 sqftS$1,808,888S$1,632 psf×1.003S$1,637 psf
Sept 2025The Hillshore · 255 m01-05807 sqftS$1,945,000S$2,409 psf×1.003S$2,417 psf
Sept 2025Horizon Residences · 906 m01-05990 sqftS$1,990,000S$2,010 psf×1.003S$2,016 psf
Aug 2025Le Hill Condominium · 874 m01-05990 sqftS$1,552,000S$1,567 psf×1.003S$1,572 psf
Aug 2025Ventana · 933 m01-05969 sqftS$1,535,000S$1,585 psf×1.003S$1,589 psf
Aug 2025Parc Imperial · 931 m01-051,195 sqftS$1,648,888S$1,380 psf×1.003S$1,384 psf
Aug 2025Murano · 354 m01-05861 sqftS$1,331,888S$1,547 psf×1.003S$1,552 psf
Jul 2025The Estiva01-051,001 sqftS$1,560,000S$1,558 psf×1.003S$1,563 psf
Jul 2025Parc Imperial · 931 m01-051,173 sqftS$1,400,000S$1,193 psf×1.003S$1,197 psf
May 2025Pasir Panjang Court · 809 m01-051,335 sqftS$1,900,000S$1,424 psf×1.006S$1,432 psf
May 2025Ventana · 933 m01-051,206 sqftS$1,880,000S$1,559 psf×1.006S$1,569 psf
Apr 2025Le Hill Condominium · 874 m01-051,206 sqftS$1,795,000S$1,489 psf×1.006S$1,498 psf
Apr 2025Murano · 354 m01-051,055 sqftS$1,690,000S$1,602 psf×1.006S$1,612 psf
Mar 2025Village @ Pasir Panjang · 980 m01-051,012 sqftS$1,880,000S$1,858 psf×0.995S$1,849 psf
Mar 2025Ventana · 933 m01-051,130 sqftS$1,680,000S$1,486 psf×0.995S$1,479 psf
Mar 2025Horizon Residences · 906 m01-051,001 sqftS$1,888,888S$1,887 psf×0.995S$1,878 psf
Mar 2025West-N · 842 m01-051,216 sqftS$2,050,000S$1,685 psf×0.995S$1,677 psf
Feb 2025Le Hill Condominium · 874 m01-051,335 sqftS$1,868,000S$1,400 psf×0.995S$1,393 psf
Feb 2025The Hillshore · 255 m01-05829 sqftS$1,958,000S$2,362 psf×0.995S$2,351 psf
Feb 2025Horizon Residences · 906 m01-05990 sqftS$1,930,000S$1,949 psf×0.995S$1,940 psf
Jan 2025The Foliage · 594 m01-051,109 sqftS$1,650,000S$1,488 psf×0.995S$1,481 psf
Jan 2025Le Hill Condominium · 874 m01-05990 sqftS$1,470,000S$1,484 psf×0.995S$1,477 psf
Jan 2025Seasuites · 804 m01-051,259 sqftS$2,110,000S$1,675 psf×0.995S$1,667 psf
Jan 2025Whitehaven · 244 m01-051,152 sqftS$1,818,000S$1,578 psf×0.995S$1,571 psf
Dec 2024Gold Coast Condominium · 513 m01-051,453 sqftS$2,400,000S$1,652 psf×1.012S$1,672 psf
Dec 2024Horizon Residences · 906 m01-051,001 sqftS$1,980,000S$1,978 psf×1.012S$2,002 psf
Nov 2024Villa De West · 763 m01-051,012 sqftS$1,360,000S$1,344 psf×1.012S$1,360 psf
Nov 2024Whitehaven · 244 m01-051,055 sqftS$1,200,000S$1,138 psf×1.012S$1,151 psf

How accurate is this estimate for The Estiva?

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.

3.54% gross yield

S$64,800 of rent a year against the estimate above · 0.39 points above flats like it

Leases signed here within a quarter of this size run about S$5,400 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 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,300
Q3 2026900-1000 sqft2Non-landed PropertiesS$3,500
Q1 20261100-1200 sqft3Non-landed PropertiesS$5,600
Q4 2025900-1000 sqft2Non-landed PropertiesS$4,100
Q3 20251000-1100 sqft2Non-landed PropertiesS$5,400
Q3 2025900-1000 sqft2Non-landed PropertiesS$5,300

median of 6 URA rental contracts at The Estiva within a quarter of 107 sqm, since 2025Q4.

Buying or selling at S$1,830,610?

Buying: Stamp duty on S$1,830,610 · Cash and CPF needed on S$1,830,610 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,830,610.

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

Primary schools near 313 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
May 2026
The Estiva · 01-05 · Apartment
1,733 sqftS$2,500,000S$1,443 psf
Jul 2025
The Estiva · 01-05 · Apartment
1,001 sqftS$1,560,000S$1,558 psf
Aug 2024
The Estiva · 01-05 · Apartment
1,152 sqftS$1,730,000S$1,502 psf
Jul 2022
The Estiva · 01-05 · Apartment
1,561 sqftS$1,950,000S$1,249 psf
May 2022
The Estiva · 01-05 · Apartment
980 sqftS$1,430,000S$1,460 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.