homequant
apartment · 189652

Sunshine Plaza

Project page · 99-year lease from 1997

Indicative value range
S$1,486,512 – S$1,674,052
Indicative mid S$1,633,501 · S$1,565 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
May 2026Sunshine Plaza01-051,130 sqftS$1,450,000S$1,283 psf×1.000S$1,283 psf
Feb 2026Sunshine Plaza06-10764 sqftS$1,270,000S$1,662 psf×0.988S$1,642 psf
Nov 2025Sunshine Plaza06-101,044 sqftS$1,640,000S$1,571 psf×0.996S$1,565 psf

How accurate is this estimate for Sunshine Plaza?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Sunshine Plaza since.

Median error
3.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 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.

3.38% gross yield

S$55,200 of rent a year against the estimate above · 0.22 points above flats like it

Leases signed here within a quarter of this size run about S$4,600 a month, the middle of 44 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 20261100-1200 sqft3Non-landed PropertiesS$6,300
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q3 2026700-800 sqft2Non-landed PropertiesS$5,000
Q3 2026700-800 sqft2Non-landed PropertiesS$5,000
Q3 2026700-800 sqft2Non-landed PropertiesS$4,600
Q3 2026700-800 sqft2Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft2Non-landed PropertiesS$4,500

median of 44 URA rental contracts at Sunshine Plaza within a quarter of 97 sqm, since 2025Q4.

Buying or selling at S$1,633,501?

Buying: Stamp duty on S$1,633,501 · Cash and CPF needed on S$1,633,501 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,633,501.

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

Primary schools near 91 Bencoolen 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
Jun 2026
Sunshine Plaza · 01-05 · Apartment · 70 years left
1,421 sqftS$1,840,000S$1,295 psf
May 2026
Sunshine Plaza · 01-05 · Apartment · 70 years left
1,130 sqftS$1,450,000S$1,283 psf
Feb 2026
Sunshine Plaza · 06-10 · Apartment · 70 years left
764 sqftS$1,270,000S$1,662 psf
Nov 2025
Sunshine Plaza · 06-10 · Apartment · 70 years left
1,044 sqftS$1,640,000S$1,571 psf
Oct 2025
Sunshine Plaza · 06-10 · Apartment · 70 years left
764 sqftS$1,250,000S$1,636 psf
May 2025
Sunshine Plaza · 11-15 · Apartment · 71 years left
893 sqftS$1,450,000S$1,623 psf
May 2025
Sunshine Plaza · 06-10 · Apartment · 71 years left
1,345 sqftS$2,000,000S$1,486 psf
Apr 2025
Sunshine Plaza · 06-10 · Apartment · 71 years left
1,044 sqftS$1,646,000S$1,576 psf
Feb 2025
Sunshine Plaza · 01-05 · Apartment · 71 years left
1,302 sqftS$1,850,000S$1,420 psf
Dec 2024
Sunshine Plaza · 11-15 · Apartment · 71 years left
1,044 sqftS$1,750,000S$1,676 psf
Oct 2024
Sunshine Plaza · 01-05 · Apartment · 71 years left
980 sqftS$1,410,000S$1,439 psf
Jul 2024
Sunshine Plaza · 06-10 · Apartment · 72 years left
883 sqftS$1,480,000S$1,677 psf
Dec 2023
Sunshine Plaza · 06-10 · Apartment · 72 years left
883 sqftS$1,360,000S$1,541 psf
Sept 2023
Sunshine Plaza · 06-10 · Apartment · 72 years left
1,313 sqftS$1,750,000S$1,333 psf
Mar 2023
Sunshine Plaza · 06-10 · Apartment · 73 years left
570 sqftS$908,000S$1,592 psf
Mar 2023
Sunshine Plaza · 01-05 · Apartment · 73 years left
1,679 sqftS$1,970,000S$1,173 psf
Nov 2022
Sunshine Plaza · 01-05 · Apartment · 73 years left
861 sqftS$1,330,000S$1,545 psf
Aug 2022
Sunshine Plaza · 06-10 · Apartment · 73 years left
915 sqftS$1,238,888S$1,354 psf
Mar 2022
Sunshine Plaza · 06-10 · Apartment · 74 years left
1,130 sqftS$1,415,000S$1,252 psf
Jan 2022
Sunshine Plaza · 06-10 · Apartment · 74 years left
1,044 sqftS$1,400,000S$1,341 psf
Oct 2021
Sunshine Plaza · 06-10 · Apartment · 74 years left
1,044 sqftS$1,538,000S$1,473 psf

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 years64 yearsS$1,562,777S$1,725,432S$1,901,358S$1,909,599
10 years59 yearsS$1,472,647S$1,795,149S$2,179,878S$2,198,816
20 years49 yearsS$1,308,100S$1,943,767S$2,866,208S$2,916,225

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% 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.