homequant
condo · 117504

The Spectrum

Project page · Freehold

Indicative value range
S$2,191,088 – S$2,536,690
Indicative mid S$2,295,251 · S$1,481 psf

Based on 18 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 2026Pasir Panjang Lodge · 422 m01-051,249 sqftS$1,442,900S$1,156 psf×1.000S$1,156 psf
Sept 2026Village @ Pasir Panjang · 177 m01-051,119 sqftS$1,910,000S$1,706 psf×1.000S$1,706 psf
Aug 2026Luxe Ville · 979 m01-051,345 sqftS$2,088,000S$1,552 psf×1.000S$1,552 psf
Jun 2026Gold Coast Condominium · 677 m01-051,894 sqftS$3,200,000S$1,689 psf×1.000S$1,689 psf
May 2026Villa De West · 401 m01-051,378 sqftS$2,020,000S$1,466 psf×1.000S$1,466 psf
Apr 2026Village @ Pasir Panjang · 177 m01-051,259 sqftS$2,088,000S$1,658 psf×1.000S$1,658 psf
Apr 2026Luxe Ville · 979 m01-051,518 sqftS$2,330,000S$1,535 psf×1.000S$1,535 psf
Feb 2026Villa De West · 401 m01-051,798 sqftS$2,560,000S$1,424 psf×0.988S$1,407 psf
Oct 2025Villa De West · 401 m01-051,528 sqftS$2,000,000S$1,309 psf×0.996S$1,303 psf
Oct 2025Palm Green · 86 m01-051,130 sqftS$1,680,000S$1,486 psf×0.996S$1,481 psf
Sept 2025Gold Coast Condominium · 677 m01-051,808 sqftS$2,950,000S$1,631 psf×1.003S$1,636 psf
Sept 2025Village @ Pasir Panjang · 177 m01-051,109 sqftS$1,808,888S$1,632 psf×1.003S$1,637 psf
May 2025Pasir Panjang Court · 459 m01-051,335 sqftS$1,900,000S$1,424 psf×1.006S$1,432 psf
Jan 2025The Foliage · 610 m01-051,109 sqftS$1,650,000S$1,488 psf×0.995S$1,481 psf
Jan 2025Luxe Ville · 979 m01-051,593 sqftS$2,320,000S$1,456 psf×0.995S$1,449 psf
Dec 2024Gold Coast Condominium · 677 m01-051,453 sqftS$2,400,000S$1,652 psf×1.012S$1,672 psf
Dec 2024Village @ Pasir Panjang · 177 m01-051,561 sqftS$2,030,000S$1,301 psf×1.012S$1,316 psf
Dec 2024Palm Green · 86 m01-051,292 sqftS$1,780,000S$1,378 psf×1.012S$1,395 psf

How accurate is this estimate for The Spectrum?

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.

3.08% gross yield

S$70,800 of rent a year against the estimate above · 0.07 points below flats like it

Leases signed here within a quarter of this size run about S$5,900 a month, the middle of 2 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 20261600-1700 sqft3Non-landed PropertiesS$6,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,800
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,500
Q1 20261100-1200 sqft3Non-landed PropertiesS$6,000
Q1 2026900-1000 sqft2Non-landed PropertiesS$3,800
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,800
Q4 20251000-1100 sqft2Non-landed PropertiesS$4,100
Q4 2025800-900 sqft1Non-landed PropertiesS$3,800

median of 2 URA rental contracts at The Spectrum within a quarter of 144 sqm, since 2025Q4.

Buying or selling at S$2,295,251?

Buying: Stamp duty on S$2,295,251 · Cash and CPF needed on S$2,295,251 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,295,251.

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

Primary schools near 505 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 Spectrum · 01-05 · Condominium
958 sqftS$1,430,000S$1,493 psf
Apr 2024
The Spectrum · 01-05 · Condominium
2,486 sqftS$3,188,000S$1,282 psf
Feb 2023
The Spectrum · 01-05 · Condominium
1,884 sqftS$2,188,000S$1,162 psf
Oct 2022
The Spectrum · 01-05 · Condominium
797 sqftS$980,000S$1,230 psf
Apr 2022
The Spectrum · 01-05 · Condominium
1,550 sqftS$1,900,000S$1,226 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.