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apartment · 218586

The Bliss

Project page · Freehold

Indicative value range
S$1,040,217 – S$1,276,998
Indicative mid S$1,124,893 · S$1,686 psf

Based on 69 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 Urbanite · 602 m01-05646 sqftS$1,100,000S$1,703 psf×1.000S$1,703 psf
Sept 2026City Square Residences · 609 m06-10570 sqftS$1,125,000S$1,972 psf×1.000S$1,972 psf
Aug 2026The Citron Residences · 645 m01-05721 sqftS$1,300,000S$1,803 psf×1.000S$1,803 psf
Aug 2026Forte Suites · 907 m16-20624 sqftS$1,250,000S$2,002 psf×1.000S$2,002 psf
Aug 2026The Ranz · 590 m01-05775 sqftS$1,750,000S$2,258 psf×1.000S$2,258 psf
Aug 2026Urban Lofts · 534 m01-05657 sqftS$908,000S$1,383 psf×1.000S$1,383 psf
Jul 2026Tyrwhitt 139 · 887 m01-05538 sqftS$930,000S$1,728 psf×1.000S$1,728 psf
Jul 2026Forte Suites · 907 m21-25678 sqftS$1,250,000S$1,843 psf×1.000S$1,843 psf
Jul 2026City Square Residences · 609 m21-25570 sqftS$1,160,000S$2,033 psf×1.000S$2,033 psf
Jul 2026Studios @ Marne · 637 m01-05560 sqftS$838,000S$1,497 psf×1.000S$1,497 psf
Jun 2026Rangoon Apartments · 862 m01-05775 sqftS$1,020,000S$1,316 psf×1.000S$1,316 psf
Jun 2026The Citron Residences · 645 m06-10657 sqftS$1,250,000S$1,904 psf×1.000S$1,904 psf
Jun 2026Soho 188 · 207 m01-05560 sqftS$1,050,000S$1,876 psf×1.000S$1,876 psf
May 2026Jool Suites · 686 m01-05614 sqftS$900,000S$1,467 psf×1.000S$1,467 psf
Apr 2026Bliss Regalia · 760 m01-05646 sqftS$980,000S$1,517 psf×1.000S$1,517 psf
Apr 2026City Square Residences · 609 m06-10840 sqftS$1,838,000S$2,189 psf×1.000S$2,189 psf
Mar 2026Ritz @ Farrer · 37 m01-05850 sqftS$1,148,000S$1,350 psf×0.988S$1,334 psf
Mar 2026The Urbanite · 602 m01-05657 sqftS$1,035,000S$1,576 psf×0.988S$1,558 psf
Feb 2026Citigate Residence · 781 m01-05753 sqftS$1,160,000S$1,540 psf×0.988S$1,521 psf
Feb 2026The Citron Residences · 645 m06-10732 sqftS$1,400,088S$1,913 psf×0.988S$1,890 psf
Feb 2026Residences @ Somme · 753 m01-05635 sqftS$960,000S$1,512 psf×0.988S$1,494 psf
Feb 2026Rangoon 88 · 570 m01-05538 sqftS$918,000S$1,706 psf×0.988S$1,686 psf
Jan 2026Vanadium · 605 m01-05732 sqftS$1,250,000S$1,708 psf×0.988S$1,688 psf
Jan 2026Pristine Heights · 808 m06-10732 sqftS$1,200,000S$1,639 psf×0.988S$1,620 psf
Jan 2026The Citron Residences · 645 m01-05732 sqftS$1,400,000S$1,913 psf×0.988S$1,890 psf
Jan 2026Forte Suites · 907 m01-05657 sqftS$1,150,000S$1,751 psf×0.988S$1,731 psf
Jan 2026Forte Suites · 907 m21-25624 sqftS$1,290,000S$2,066 psf×0.988S$2,042 psf
Jan 2026Studios @ Marne · 637 m01-05560 sqftS$848,000S$1,515 psf×0.988S$1,497 psf
Jan 2026Soho 188 · 207 m01-05495 sqftS$820,000S$1,656 psf×0.988S$1,637 psf
Dec 2025Soho @ Farrer · 147 m01-05484 sqftS$758,000S$1,565 psf×0.996S$1,559 psf
Dec 2025City Square Residences · 609 m06-10840 sqftS$1,838,000S$2,189 psf×0.996S$2,181 psf
Nov 2025Pristine Heights · 808 m16-20732 sqftS$1,295,000S$1,769 psf×0.996S$1,762 psf
Nov 2025City Square Residences · 609 m01-05840 sqftS$1,678,000S$1,999 psf×0.996S$1,991 psf
Nov 2025City Square Residences · 609 m01-05570 sqftS$1,142,000S$2,002 psf×0.996S$1,994 psf
Nov 2025Le Somme · 721 m01-05592 sqftS$950,000S$1,605 psf×0.996S$1,598 psf
Oct 2025Loft @ Rangoon · 607 m01-05850 sqftS$1,150,000S$1,352 psf×0.996S$1,347 psf
Oct 2025The Citron Residences · 645 m01-05667 sqftS$1,200,000S$1,798 psf×0.996S$1,791 psf
Oct 2025Urban Lofts · 534 m01-05840 sqftS$1,338,000S$1,594 psf×0.996S$1,587 psf
Oct 2025Hoa Nam Building · 927 m06-10850 sqftS$1,230,000S$1,446 psf×0.996S$1,441 psf
Sept 202528 Rc Suites · 91 m06-10807 sqftS$1,220,000S$1,511 psf×1.003S$1,516 psf
Sept 2025The Citron Residences · 645 m01-05732 sqftS$1,300,000S$1,776 psf×1.003S$1,782 psf
Sept 2025The Citron Residences · 645 m01-05667 sqftS$1,168,888S$1,752 psf×1.003S$1,757 psf
Sept 2025Forte Suites · 907 m11-15678 sqftS$1,255,000S$1,851 psf×1.003S$1,856 psf
Sept 2025City Square Residences · 609 m16-20840 sqftS$1,730,000S$2,061 psf×1.003S$2,067 psf
Sept 2025Soho 188 · 207 m06-10689 sqftS$1,350,000S$1,960 psf×1.003S$1,966 psf
Aug 2025Hertford Collection · 537 m01-05786 sqftS$1,140,000S$1,451 psf×1.003S$1,455 psf
Aug 2025Suites 123 · 625 m01-05581 sqftS$933,000S$1,605 psf×1.003S$1,610 psf
Aug 2025Tyrwhitt 139 · 887 m06-10807 sqftS$1,220,000S$1,511 psf×1.003S$1,516 psf
Aug 2025The Citron Residences · 645 m06-10721 sqftS$1,300,000S$1,803 psf×1.003S$1,808 psf
Aug 2025City Square Residences · 609 m06-10840 sqftS$1,740,000S$2,072 psf×1.003S$2,079 psf
Jun 2025Suites @ Owen · 498 m01-05517 sqftS$825,888S$1,598 psf×1.006S$1,608 psf
Jun 2025City Square Residences · 609 m21-25570 sqftS$1,185,000S$2,077 psf×1.006S$2,090 psf
Jun 2025City Square Residences · 609 m16-20861 sqftS$1,820,000S$2,114 psf×1.006S$2,127 psf
Jun 2025Le Somme · 721 m01-05581 sqftS$915,000S$1,574 psf×1.006S$1,584 psf
Jun 2025R66 Apartments · 530 m01-05538 sqftS$859,888S$1,598 psf×1.006S$1,608 psf
May 2025Farrer Park Suites · 433 m01-05829 sqftS$1,070,000S$1,291 psf×1.006S$1,299 psf
May 2025Kent Residences · 704 m01-05560 sqftS$895,000S$1,599 psf×1.006S$1,609 psf
Apr 2025Forte Suites · 907 m16-20624 sqftS$1,265,000S$2,026 psf×1.006S$2,039 psf
Mar 2025Carlyx Green · 624 m01-05603 sqftS$980,000S$1,626 psf×0.995S$1,618 psf
Mar 2025Suites @ Owen · 498 m01-05818 sqftS$1,265,000S$1,546 psf×0.995S$1,539 psf
Mar 2025Kent Residences · 704 m01-05506 sqftS$827,000S$1,635 psf×0.995S$1,627 psf
Mar 2025R66 Apartments · 530 m01-05474 sqftS$790,000S$1,668 psf×0.995S$1,660 psf
Feb 2025The Urbanite · 602 m01-05484 sqftS$810,888S$1,674 psf×0.995S$1,666 psf
Feb 2025Forte Suites · 907 m01-05474 sqftS$800,000S$1,689 psf×0.995S$1,681 psf
Feb 2025City Square Residences · 609 m16-20570 sqftS$1,180,000S$2,068 psf×0.995S$2,058 psf
Feb 2025Soho 188 · 207 m06-10560 sqftS$890,000S$1,590 psf×0.995S$1,582 psf
Dec 2024Keng Lee Court · 635 m01-05474 sqftS$760,000S$1,605 psf×1.012S$1,624 psf
Nov 2024Forte Suites · 907 m06-10614 sqftS$1,160,000S$1,891 psf×1.012S$1,914 psf
Nov 2024City Square Residences · 609 m06-10861 sqftS$1,805,000S$2,096 psf×1.012S$2,121 psf

How accurate is this estimate for The Bliss?

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.

3.84% gross yield

S$43,200 of rent a year against the estimate above · 0.69 points above flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 1 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$3,600
Q2 2025600-700 sqft2Non-landed PropertiesS$3,600
Q1 2025600-700 sqft2Non-landed PropertiesS$3,500

median of 1 URA rental contracts at The Bliss within a quarter of 62 sqm, since 2025Q4.

Buying or selling at S$1,124,893?

Buying: Stamp duty on S$1,124,893 · Cash and CPF needed on S$1,124,893 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,124,893.

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

Primary schools near 128 Race Course 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2022
The Bliss · 01-05 · Apartment
667 sqftS$905,000S$1,356 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.