homequant
apartment · 219261

The Merlot

Project page · Freehold

Indicative value range
S$1,316,828 – S$1,497,866
Indicative mid S$1,453,048 · S$1,646 psf

Based on 59 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 2026Vanadium · 222 m01-051,033 sqftS$1,690,000S$1,635 psf×1.000S$1,635 psf
Sept 2026The Urbanite · 241 m01-05646 sqftS$1,100,000S$1,703 psf×1.000S$1,703 psf
Aug 2026Carlyx Green · 202 m01-05936 sqftS$1,560,000S$1,666 psf×1.000S$1,666 psf
Aug 2026Forte Suites · 743 m16-20624 sqftS$1,250,000S$2,002 psf×1.000S$2,002 psf
Aug 2026The Ranz · 814 m01-05775 sqftS$1,750,000S$2,258 psf×1.000S$2,258 psf
Aug 2026Urban Lofts · 842 m01-05657 sqftS$908,000S$1,383 psf×1.000S$1,383 psf
Aug 2026The Merlot06-101,098 sqftS$1,780,000S$1,621 psf×1.000S$1,621 psf
Jul 2026Cityscape @Farrer Park · 720 m26-30969 sqftS$1,638,000S$1,691 psf×1.000S$1,691 psf
Jul 2026Forte Suites · 743 m21-25678 sqftS$1,250,000S$1,843 psf×1.000S$1,843 psf
Jul 2026Forte Suites · 743 m21-251,141 sqftS$2,000,000S$1,753 psf×1.000S$1,753 psf
Jun 2026Rangoon Apartments · 824 m01-05775 sqftS$1,020,000S$1,316 psf×1.000S$1,316 psf
May 2026Cityscape @Farrer Park · 720 m21-251,076 sqftS$1,810,000S$1,682 psf×1.000S$1,682 psf
Apr 2026Vanadium · 222 m01-05969 sqftS$1,415,000S$1,461 psf×1.000S$1,461 psf
Apr 2026Bliss Regalia · 901 m01-05646 sqftS$980,000S$1,517 psf×1.000S$1,517 psf
Apr 2026The Mezzo · 975 m11-15840 sqftS$1,468,000S$1,748 psf×1.000S$1,748 psf
Apr 2026Cityscape @Farrer Park · 720 m16-20990 sqftS$1,660,000S$1,676 psf×1.000S$1,676 psf
Mar 2026Cityscape @Farrer Park · 720 m26-30990 sqftS$1,673,000S$1,689 psf×0.988S$1,669 psf
Mar 2026Cityscape @Farrer Park · 720 m26-301,119 sqftS$1,820,000S$1,626 psf×0.988S$1,607 psf
Mar 2026Ritz @ Farrer · 826 m01-05850 sqftS$1,148,000S$1,350 psf×0.988S$1,334 psf
Mar 2026The Urbanite · 241 m01-05657 sqftS$1,035,000S$1,576 psf×0.988S$1,558 psf
Mar 2026The Merlot06-10883 sqftS$1,220,000S$1,382 psf×0.988S$1,366 psf
Mar 2026Race Course 138 · 825 m01-051,141 sqftS$1,200,000S$1,052 psf×0.988S$1,039 psf
Feb 2026Citigate Residence · 821 m01-05753 sqftS$1,160,000S$1,540 psf×0.988S$1,521 psf
Feb 2026Cityscape @Farrer Park · 720 m26-30990 sqftS$1,670,000S$1,686 psf×0.988S$1,667 psf
Jan 2026Vanadium · 222 m01-05732 sqftS$1,250,000S$1,708 psf×0.988S$1,688 psf
Jan 2026The Mezzo · 975 m16-20840 sqftS$1,420,000S$1,691 psf×0.988S$1,671 psf
Jan 2026Pristine Heights · 687 m06-10732 sqftS$1,200,000S$1,639 psf×0.988S$1,620 psf
Jan 2026The Urbanite · 241 m01-05936 sqftS$1,225,000S$1,308 psf×0.988S$1,293 psf
Jan 2026Forte Suites · 743 m01-05657 sqftS$1,150,000S$1,751 psf×0.988S$1,731 psf
Jan 2026Forte Suites · 743 m21-25624 sqftS$1,290,000S$2,066 psf×0.988S$2,042 psf
Dec 2025The Mezzo · 975 m21-25840 sqftS$1,540,000S$1,834 psf×0.996S$1,827 psf
Nov 2025Pristine Heights · 687 m16-20732 sqftS$1,295,000S$1,769 psf×0.996S$1,762 psf
Oct 2025Loft @ Rangoon · 807 m01-05850 sqftS$1,150,000S$1,352 psf×0.996S$1,347 psf
Oct 2025Keng Lee Court · 192 m01-051,055 sqftS$1,600,000S$1,517 psf×0.996S$1,511 psf
Oct 2025Urban Lofts · 842 m01-05840 sqftS$1,338,000S$1,594 psf×0.996S$1,587 psf
Sept 2025Cityscape @Farrer Park · 720 m26-301,076 sqftS$1,810,000S$1,682 psf×1.003S$1,687 psf
Sept 202528 Rc Suites · 875 m06-10807 sqftS$1,220,000S$1,511 psf×1.003S$1,516 psf
Sept 2025Forte Suites · 743 m11-15678 sqftS$1,255,000S$1,851 psf×1.003S$1,856 psf
Sept 2025Soho 188 · 843 m06-10689 sqftS$1,350,000S$1,960 psf×1.003S$1,966 psf
Sept 2025Race Course Mansion · 826 m01-051,076 sqftS$1,220,000S$1,133 psf×1.003S$1,137 psf
Aug 2025Hertford Collection · 311 m01-05786 sqftS$1,140,000S$1,451 psf×1.003S$1,455 psf
Aug 2025D'Cambridge · 259 m01-051,023 sqftS$1,688,000S$1,651 psf×1.003S$1,656 psf
Aug 2025Clydes Residence · 731 m11-151,119 sqftS$1,850,000S$1,653 psf×1.003S$1,658 psf
Jul 2025Cityscape @Farrer Park · 720 m16-201,119 sqftS$1,740,000S$1,554 psf×1.003S$1,559 psf
Jul 2025Cityscape @Farrer Park · 720 m21-251,076 sqftS$1,808,000S$1,680 psf×1.003S$1,685 psf
Jul 2025Cityscape @Farrer Park · 720 m26-301,119 sqftS$1,860,000S$1,662 psf×1.003S$1,667 psf
May 2025Farrer Park Suites · 818 m01-05829 sqftS$1,070,000S$1,291 psf×1.006S$1,299 psf
May 2025City Studios · 854 m06-101,023 sqftS$1,430,000S$1,398 psf×1.006S$1,407 psf
May 2025Oxford Suites · 699 m11-15893 sqftS$1,550,000S$1,735 psf×1.006S$1,746 psf
Apr 2025The Mezzo · 975 m21-25840 sqftS$1,500,000S$1,787 psf×1.006S$1,798 psf
Apr 2025Forte Suites · 743 m16-20624 sqftS$1,265,000S$2,026 psf×1.006S$2,039 psf
Mar 2025The Mezzo · 975 m16-20840 sqftS$1,388,888S$1,654 psf×0.995S$1,646 psf
Mar 2025Clydes Residence · 731 m11-151,119 sqftS$1,820,000S$1,626 psf×0.995S$1,618 psf
Mar 2025Suites @ Owen · 735 m01-05818 sqftS$1,265,000S$1,546 psf×0.995S$1,539 psf
Mar 2025Race Course 138 · 825 m01-051,141 sqftS$1,310,000S$1,148 psf×0.995S$1,143 psf
Dec 2024Vanadium · 222 m01-051,066 sqftS$1,702,000S$1,597 psf×1.012S$1,616 psf
Dec 2024Pristine Heights · 687 m06-101,076 sqftS$1,755,000S$1,630 psf×1.012S$1,650 psf
Dec 2024Bristol Lodge · 358 m01-05969 sqftS$1,410,000S$1,455 psf×1.012S$1,473 psf
Dec 2024Bristol Lodge · 358 m01-05969 sqftS$1,250,000S$1,290 psf×1.012S$1,306 psf

How accurate is this estimate for The Merlot?

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.

3.10% gross yield

S$45,000 of rent a year against the estimate above · 0.05 points below flats like it

Leases signed here within a quarter of this size run about S$3,750 a month, the middle of 8 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 20261000-1100 sqft3Non-landed PropertiesS$4,700
Q3 2026500-600 sqft1Non-landed PropertiesS$3,200
Q3 2026500-600 sqft1Non-landed PropertiesS$2,900
Q3 2026500-600 sqft1Non-landed PropertiesS$2,800
Q2 2026800-900 sqft2Non-landed PropertiesS$4,000
Q2 2026800-900 sqft2Non-landed PropertiesS$4,000
Q2 2026800-900 sqft2Non-landed PropertiesS$3,750
Q2 2026800-900 sqft2Non-landed PropertiesS$3,750

median of 8 URA rental contracts at The Merlot within a quarter of 82 sqm, since 2025Q4.

Buying or selling at S$1,453,048?

Buying: Stamp duty on S$1,453,048 · Cash and CPF needed on S$1,453,048 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,453,048.

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

Primary schools near 101 Keng Lee 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
Aug 2026
The Merlot · 06-10 · Apartment
1,098 sqftS$1,780,000S$1,621 psf
Mar 2026
The Merlot · 06-10 · Apartment
883 sqftS$1,220,000S$1,382 psf
May 2023
The Merlot · 06-10 · Apartment
883 sqftS$1,320,000S$1,496 psf
Feb 2023
The Merlot · 11-15 · Apartment
517 sqftS$800,000S$1,548 psf
May 2022
The Merlot · 06-10 · Apartment
883 sqftS$998,000S$1,131 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.