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apartment · 169774

Tiong Bahru Estate

Project page · Freehold

Indicative value range
S$2,713,065 – S$3,047,514
Indicative mid S$2,823,047 · S$2,440 psf

Based on 32 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 2026Spottiswoode Residences · 952 m21-25947 sqftS$2,290,000S$2,418 psf×1.000S$2,418 psf
Sept 2026Sky Everton · 934 m26-301,345 sqftS$3,945,000S$2,932 psf×1.000S$2,932 psf
Sept 2026Sky Everton · 934 m11-151,109 sqftS$3,000,000S$2,706 psf×1.000S$2,706 psf
Sept 2026Sky Everton · 934 m26-30915 sqftS$2,690,000S$2,940 psf×1.000S$2,940 psf
Aug 2026Sky Everton · 934 m21-25915 sqftS$2,680,000S$2,929 psf×1.000S$2,929 psf
Jun 2026The Regency At Tiong Bahru · 541 m16-201,281 sqftS$3,280,000S$2,561 psf×1.000S$2,561 psf
Jun 2026The Regency At Tiong Bahru · 541 m21-251,281 sqftS$3,300,000S$2,576 psf×1.000S$2,576 psf
Jun 2026The Regency At Tiong Bahru · 541 m31-351,270 sqftS$3,188,000S$2,510 psf×1.000S$2,510 psf
Jun 2026Sky Everton · 934 m21-251,345 sqftS$3,988,888S$2,965 psf×1.000S$2,965 psf
May 2026Spottiswoode Residences · 952 m31-35926 sqftS$2,390,000S$2,582 psf×1.000S$2,582 psf
Apr 2026Sky Everton · 934 m16-20958 sqftS$2,500,000S$2,610 psf×1.000S$2,610 psf
Jan 2026Regency Suites · 630 m31-351,421 sqftS$3,230,000S$2,273 psf×0.988S$2,247 psf
Dec 2025Spottiswoode Residences · 952 m11-15915 sqftS$2,265,000S$2,476 psf×0.996S$2,466 psf
Nov 2025Tiong Bahru Estate-892 sqftS$4,900,000S$5,491 psf×0.996S$5,470 psf
Nov 2025Spottiswoode Residences · 952 m16-20936 sqftS$2,250,000S$2,403 psf×0.996S$2,393 psf
Nov 2025Yong Siak View · 527 m01-051,076 sqftS$2,050,000S$1,905 psf×0.996S$1,897 psf
Nov 2025Twin Regency · 713 m31-35980 sqftS$2,375,000S$2,425 psf×0.996S$2,415 psf
Nov 2025Twin Regency · 713 m16-201,442 sqftS$3,350,000S$2,323 psf×0.996S$2,313 psf
Oct 2025Spottiswoode Residences · 952 m11-15926 sqftS$2,228,000S$2,407 psf×0.996S$2,397 psf
Oct 2025Twin Regency · 713 m26-30980 sqftS$2,310,000S$2,358 psf×0.996S$2,349 psf
Sept 2025Regency Suites · 630 m21-25980 sqftS$2,240,000S$2,287 psf×1.003S$2,294 psf
Sept 2025Spottiswoode Residences · 952 m11-15947 sqftS$2,238,888S$2,364 psf×1.003S$2,371 psf
Aug 2025The Regency At Tiong Bahru · 541 m01-05958 sqftS$2,300,800S$2,402 psf×1.003S$2,409 psf
Jul 2025Regency Suites · 630 m11-151,421 sqftS$3,200,000S$2,252 psf×1.003S$2,259 psf
May 2025Twin Regency · 713 m31-351,442 sqftS$3,378,000S$2,342 psf×1.006S$2,357 psf
May 2025Sky Everton · 934 m31-351,345 sqftS$3,980,000S$2,958 psf×1.006S$2,976 psf
Apr 2025Spottiswoode Residences · 952 m16-20926 sqftS$2,280,000S$2,463 psf×1.006S$2,478 psf
Apr 2025The Regency At Tiong Bahru · 541 m01-05958 sqftS$2,220,000S$2,317 psf×1.006S$2,332 psf
Jan 2025Spottiswoode Residences · 952 m21-25926 sqftS$2,290,000S$2,474 psf×0.995S$2,462 psf
Jan 2025The Regency At Tiong Bahru · 541 m16-20926 sqftS$2,120,000S$2,290 psf×0.995S$2,279 psf
Jan 2025Sky Everton · 934 m26-30915 sqftS$2,750,000S$3,006 psf×0.995S$2,991 psf
Nov 2024Twin Regency · 713 m06-101,442 sqftS$3,100,000S$2,149 psf×1.012S$2,175 psf

How accurate is this estimate for Tiong Bahru Estate?

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.

2.13% gross yield

S$60,000 of rent a year against the estimate above · 1.02 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 141 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 sqft—Non-landed PropertiesS$7,800
Q3 2026900-1000 sqft—Non-landed PropertiesS$7,800
Q3 20261000-1100 sqft—Non-landed PropertiesS$6,700
Q3 20261000-1100 sqft—Non-landed PropertiesS$6,700
Q3 2026900-1000 sqft—Non-landed PropertiesS$6,200
Q3 20261100-1200 sqft—Non-landed PropertiesS$6,000
Q3 20261100-1200 sqft—Non-landed PropertiesS$6,000
Q3 2026900-1000 sqft—Non-landed PropertiesS$5,900

median of 141 URA rental contracts at Tiong Bahru Estate within a quarter of 107.5 sqm, since 2025Q4.

Buying or selling at S$2,823,047?

Buying: Stamp duty on S$2,823,047 · Cash and CPF needed on S$2,823,047 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,823,047.

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

Primary schools near 24 Eng Hoon Street

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
Nov 2025
Tiong Bahru Estate · Terrace
892 sqftS$4,900,000S$5,491 psf
Feb 2022
Tiong Bahru Estate · 01-05 · Apartment
1,421 sqftS$4,100,000S$2,886 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.