homequant
apartment · 228153

Cityvale

Project page · Freehold

Indicative value range
S$1,625,746 – S$2,213,776
Indicative mid S$1,952,193 · S$2,253 psf

Based on 112 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 2026One Oxley Rise · 776 m01-05753 sqftS$1,480,000S$1,964 psf×1.000S$1,964 psf
Sept 2026Parc Emily · 199 m01-051,001 sqftS$2,180,000S$2,178 psf×1.000S$2,178 psf
Sept 2026Nomu · 279 m06-10947 sqftS$2,400,000S$2,534 psf×1.000S$2,534 psf
Sept 2026Hollywood Apartments · 854 m01-05990 sqftS$1,800,000S$1,818 psf×1.000S$1,818 psf
Aug 2026The Rise @ Oxley - Residences · 749 m06-10646 sqftS$1,508,000S$2,335 psf×1.000S$2,335 psf
Aug 2026Emily Residence · 256 m01-05657 sqftS$938,000S$1,429 psf×1.000S$1,429 psf
Aug 2026Mackenzie Regency · 328 m06-10990 sqftS$1,780,000S$1,797 psf×1.000S$1,797 psf
Aug 2026Liv On Wilkie · 118 m01-05743 sqftS$1,680,000S$2,262 psf×1.000S$2,262 psf
Jul 2026Visioncrest · 700 m11-15915 sqftS$2,150,250S$2,350 psf×1.000S$2,350 psf
Jul 2026Parc Sophia · 91 m06-10624 sqftS$1,080,000S$1,730 psf×1.000S$1,730 psf
Jul 2026The Rise @ Oxley - Residences · 749 m01-05646 sqftS$1,480,000S$2,292 psf×1.000S$2,292 psf
Jun 2026Visioncrest · 700 m01-05969 sqftS$2,450,000S$2,529 psf×1.000S$2,529 psf
Jun 2026Visioncrest · 700 m11-15947 sqftS$2,202,888S$2,326 psf×1.000S$2,326 psf
Jun 2026Parc Sophia · 91 m06-10732 sqftS$1,265,000S$1,728 psf×1.000S$1,728 psf
Jun 2026Ville Royale · 975 m01-051,044 sqftS$2,038,000S$1,952 psf×1.000S$1,952 psf
Jun 2026Hollywood Apartments · 854 m01-05990 sqftS$1,868,888S$1,887 psf×1.000S$1,887 psf
May 2026Parc Sophia · 91 m06-10667 sqftS$1,181,888S$1,771 psf×1.000S$1,771 psf
May 2026The Rise @ Oxley - Residences · 749 m01-05646 sqftS$1,508,000S$2,335 psf×1.000S$2,335 psf
May 2026Mackenzie 138 · 557 m06-10624 sqftS$1,050,000S$1,682 psf×1.000S$1,682 psf
Apr 2026The Rise @ Oxley - Residences · 749 m06-10818 sqftS$1,980,000S$2,420 psf×1.000S$2,420 psf
Apr 2026Parc Emily · 199 m01-05904 sqftS$1,970,000S$2,179 psf×1.000S$2,179 psf
Apr 2026Parc Emily · 199 m01-05893 sqftS$1,920,000S$2,149 psf×1.000S$2,149 psf
Apr 2026Sophia Residence · 160 m06-10797 sqftS$1,700,000S$2,134 psf×1.000S$2,134 psf
Mar 2026One Oxley Rise · 776 m06-10721 sqftS$1,600,000S$2,219 psf×1.018S$2,259 psf
Mar 2026Visioncrest · 700 m06-10689 sqftS$1,650,000S$2,395 psf×1.018S$2,439 psf
Mar 2026The Rise @ Oxley - Residences · 749 m06-10614 sqftS$1,450,000S$2,363 psf×1.018S$2,407 psf
Feb 2026Visioncrest · 700 m01-05990 sqftS$2,320,000S$2,343 psf×1.018S$2,386 psf
Feb 2026Visioncrest · 700 m06-10915 sqftS$1,950,000S$2,131 psf×1.018S$2,170 psf
Feb 2026Parc Sophia · 91 m01-05721 sqftS$1,280,000S$1,775 psf×1.018S$1,807 psf
Feb 2026Orchard Sophia · 234 m01-05667 sqftS$2,100,000S$3,147 psf×1.018S$3,204 psf
Feb 2026Orchard Sophia · 234 m01-05635 sqftS$1,906,000S$3,001 psf×1.018S$3,056 psf
Feb 2026Orchard Sophia · 234 m01-05689 sqftS$2,070,000S$3,005 psf×1.018S$3,060 psf
Jan 2026Visioncrest · 700 m06-10721 sqftS$1,700,000S$2,357 psf×1.018S$2,400 psf
Jan 2026Cityvale01-05721 sqftS$1,275,000S$1,768 psf×1.018S$1,800 psf
Jan 2026Parc Sophia · 91 m01-05721 sqftS$1,300,000S$1,803 psf×1.018S$1,836 psf
Jan 2026Mackenzie Regency · 328 m01-051,087 sqftS$1,800,000S$1,656 psf×1.018S$1,686 psf
Jan 2026Parc Emily · 199 m06-10893 sqftS$1,950,000S$2,183 psf×1.018S$2,223 psf
Jan 2026Orchard Sophia · 234 m01-05646 sqftS$1,724,940S$2,671 psf×1.018S$2,720 psf
Dec 20251919 · 188 m01-05775 sqftS$1,370,000S$1,768 psf×1.024S$1,810 psf
Dec 2025The Rise @ Oxley - Residences · 749 m01-05646 sqftS$1,460,000S$2,261 psf×1.024S$2,315 psf
Dec 2025The Rise @ Oxley - Residences · 749 m01-05646 sqftS$1,470,000S$2,276 psf×1.024S$2,331 psf
Dec 2025Parc Emily · 199 m01-051,001 sqftS$2,170,000S$2,168 psf×1.024S$2,220 psf
Dec 2025Parc Emily · 199 m01-05904 sqftS$1,958,000S$2,166 psf×1.024S$2,218 psf
Nov 2025Visioncrest · 700 m11-15947 sqftS$2,280,000S$2,407 psf×1.024S$2,465 psf
Nov 2025Parc Emily · 199 m06-10893 sqftS$1,850,000S$2,071 psf×1.024S$2,121 psf
Nov 2025Parc Emily · 199 m06-101,001 sqftS$2,250,000S$2,248 psf×1.024S$2,302 psf
Nov 2025Waterscape At Cavenagh · 810 m01-051,066 sqftS$1,900,000S$1,783 psf×1.024S$1,826 psf
Nov 2025Orchard Sophia · 234 m01-05667 sqftS$2,179,500S$3,266 psf×1.024S$3,345 psf
Nov 2025Orchard Sophia · 234 m01-05689 sqftS$1,945,620S$2,824 psf×1.024S$2,892 psf
Oct 2025Visioncrest · 700 m06-10840 sqftS$1,762,800S$2,100 psf×1.024S$2,150 psf
Oct 2025Visioncrest · 700 m11-15915 sqftS$2,250,000S$2,459 psf×1.024S$2,518 psf
Oct 2025Parc Sophia · 91 m06-10667 sqftS$1,190,000S$1,783 psf×1.024S$1,826 psf
Oct 2025Wilkie 80 · 128 m01-05635 sqftS$1,100,000S$1,732 psf×1.024S$1,774 psf
Oct 20251919 · 188 m01-05700 sqftS$1,535,000S$2,194 psf×1.024S$2,247 psf
Oct 2025The Rise @ Oxley - Residences · 749 m01-05614 sqftS$1,450,000S$2,363 psf×1.024S$2,420 psf
Oct 2025Wharton Vale · 26 m06-10624 sqftS$1,090,000S$1,746 psf×1.024S$1,788 psf
Oct 2025Parc Emily · 199 m01-05893 sqftS$1,900,000S$2,127 psf×1.024S$2,178 psf
Oct 2025Mackenzie 138 · 557 m06-10807 sqftS$1,360,000S$1,685 psf×1.024S$1,725 psf
Oct 2025Mount Sophia Suites · 140 m01-05635 sqftS$1,119,000S$1,762 psf×1.024S$1,804 psf
Oct 2025Orchard Sophia · 234 m01-05635 sqftS$1,753,380S$2,761 psf×1.024S$2,827 psf
Oct 2025Orchard Sophia · 234 m01-05646 sqftS$1,750,680S$2,711 psf×1.024S$2,776 psf
Oct 2025Orchard Sophia · 234 m01-05646 sqftS$1,768,140S$2,738 psf×1.024S$2,804 psf
Oct 2025Orchard Sophia · 234 m01-05689 sqftS$1,962,450S$2,849 psf×1.024S$2,917 psf
Oct 2025Orchard Sophia · 234 m01-05635 sqftS$1,678,140S$2,642 psf×1.024S$2,706 psf
Oct 2025Orchard Sophia · 234 m01-05635 sqftS$1,712,070S$2,696 psf×1.024S$2,761 psf
Sept 2025Wharton Vale · 26 m01-05624 sqftS$1,250,000S$2,002 psf×0.988S$1,979 psf
Sept 2025Orchard Sophia · 234 m01-05646 sqftS$1,735,020S$2,686 psf×0.988S$2,655 psf
Sept 2025Orchard Sophia · 234 m01-05657 sqftS$1,725,990S$2,629 psf×0.988S$2,598 psf
Sept 2025Orchard Sophia · 234 m01-05657 sqftS$1,763,550S$2,686 psf×0.988S$2,655 psf
Sept 2025Orchard Sophia · 234 m01-05667 sqftS$2,020,000S$3,027 psf×0.988S$2,992 psf
Sept 2025Orchard Sophia · 234 m01-05635 sqftS$1,737,810S$2,736 psf×0.988S$2,705 psf
Aug 2025One Oxley Rise · 776 m06-101,109 sqftS$2,150,000S$1,939 psf×0.988S$1,917 psf
Aug 2025The Mkz · 525 m01-05700 sqftS$1,300,000S$1,858 psf×0.988S$1,836 psf
Aug 2025Visioncrest · 700 m01-05893 sqftS$2,150,000S$2,407 psf×0.988S$2,379 psf
Aug 2025Visioncrest · 700 m06-10915 sqftS$2,250,000S$2,459 psf×0.988S$2,431 psf
Aug 20251919 · 188 m01-05786 sqftS$1,750,000S$2,227 psf×0.988S$2,201 psf
Aug 2025Parc Emily · 199 m01-051,001 sqftS$2,088,888S$2,087 psf×0.988S$2,062 psf
Aug 2025Sophia Residence · 160 m06-10797 sqftS$1,600,000S$2,009 psf×0.988S$1,985 psf
Aug 2025Orchard Sophia · 234 m01-05635 sqftS$1,853,112S$2,918 psf×0.988S$2,884 psf
Aug 2025Orchard Sophia · 234 m01-05635 sqftS$1,723,140S$2,713 psf×0.988S$2,682 psf
Aug 2025Orchard Sophia · 234 m01-05646 sqftS$1,766,250S$2,735 psf×0.988S$2,703 psf
Aug 2025Orchard Sophia · 234 m01-05657 sqftS$1,780,020S$2,711 psf×0.988S$2,679 psf
Jun 2025Parc Sophia · 91 m01-05732 sqftS$1,338,000S$1,828 psf×1.005S$1,837 psf
Jun 20251919 · 188 m01-05861 sqftS$2,200,000S$2,555 psf×1.005S$2,568 psf
Jun 2025Parc Emily · 199 m01-05753 sqftS$1,350,000S$1,792 psf×1.005S$1,801 psf
May 2025Visioncrest · 700 m01-05947 sqftS$2,220,000S$2,344 psf×1.005S$2,355 psf
May 2025Parc Mackenzie · 469 m06-10904 sqftS$1,782,000S$1,971 psf×1.005S$1,981 psf
May 2025Emily Residence · 256 m06-10657 sqftS$1,100,000S$1,675 psf×1.005S$1,684 psf
Apr 20251919 · 188 m01-05635 sqftS$1,190,000S$1,874 psf×1.005S$1,883 psf
Apr 2025Mount Sophia Suites · 140 m01-05635 sqftS$1,250,000S$1,968 psf×1.005S$1,978 psf
Mar 2025Visioncrest · 700 m06-10743 sqftS$1,750,000S$2,356 psf×1.035S$2,439 psf
Mar 2025Visioncrest · 700 m06-10893 sqftS$2,290,000S$2,563 psf×1.035S$2,654 psf
Mar 2025Parc Sophia · 91 m01-05764 sqftS$1,262,000S$1,651 psf×1.035S$1,710 psf
Mar 2025The Rise @ Oxley - Residences · 749 m01-05710 sqftS$1,580,000S$2,224 psf×1.035S$2,302 psf
Mar 2025Sophia Lodge · 42 m01-05990 sqftS$1,600,000S$1,616 psf×1.035S$1,673 psf
Mar 2025Hollywood Apartments · 854 m01-05990 sqftS$1,900,000S$1,919 psf×1.035S$1,986 psf
Mar 2025Hijauan · 795 m01-05840 sqftS$1,680,000S$2,001 psf×1.035S$2,072 psf
Feb 2025Visioncrest · 700 m01-05904 sqftS$2,150,000S$2,378 psf×1.035S$2,462 psf
Feb 2025Parc Sophia · 91 m01-05667 sqftS$1,180,000S$1,768 psf×1.035S$1,830 psf
Feb 2025Parc Sophia · 91 m06-10667 sqftS$1,200,000S$1,798 psf×1.035S$1,862 psf
Feb 2025Sophia Lodge · 42 m06-101,001 sqftS$1,650,000S$1,648 psf×1.035S$1,706 psf
Feb 2025Orchard Sophia · 234 m01-05635 sqftS$1,900,000S$2,992 psf×1.035S$3,097 psf
Feb 2025Orchard Sophia · 234 m01-05624 sqftS$1,843,200S$2,952 psf×1.035S$3,056 psf
Jan 2025Parc Sophia · 91 m01-05732 sqftS$1,330,000S$1,817 psf×1.035S$1,881 psf
Jan 2025Nomu · 279 m06-101,109 sqftS$2,880,000S$2,598 psf×1.035S$2,689 psf
Dec 2024Visioncrest · 700 m06-10915 sqftS$2,308,100S$2,523 psf×1.043S$2,632 psf
Dec 2024Parc Emily · 199 m01-05689 sqftS$1,250,000S$1,815 psf×1.043S$1,893 psf
Dec 2024Mount Sophia Suites · 140 m01-05710 sqftS$1,160,000S$1,633 psf×1.043S$1,704 psf
Nov 2024One Oxley Rise · 776 m01-051,109 sqftS$2,238,000S$2,019 psf×1.043S$2,106 psf
Nov 2024Visioncrest · 700 m06-10904 sqftS$2,232,000S$2,469 psf×1.043S$2,575 psf
Nov 20241919 · 188 m01-05818 sqftS$2,000,000S$2,445 psf×1.043S$2,551 psf
Nov 2024The Rise @ Oxley - Residences · 749 m06-10818 sqftS$1,868,000S$2,283 psf×1.043S$2,382 psf

How accurate is this estimate for Cityvale?

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.

2.77% gross yield

S$54,000 of rent a year against the estimate above · 0.14 points above flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 1 of them.

In the core central region, freehold flats yield 2.63%, from 820 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 sqft1Non-landed PropertiesS$4,500
Q4 20251600-1700 sqft4Non-landed PropertiesS$6,300
Q4 20251200-1300 sqft3Non-landed PropertiesS$6,000
Q3 2025700-800 sqft1Non-landed PropertiesS$3,500
Q1 20251000-1100 sqft2Non-landed PropertiesS$4,600

median of 1 URA rental contracts at Cityvale within a quarter of 80.5 sqm, since 2025Q4.

Buying or selling at S$1,952,193?

Buying: Stamp duty on S$1,952,193 · Cash and CPF needed on S$1,952,193 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,952,193.

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

Primary schools near 70 Sophia 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
Jan 2026
Cityvale · 01-05 · Apartment
721 sqftS$1,275,000S$1,768 psf
Oct 2021
Cityvale · 06-10 · Apartment
1,012 sqftS$1,600,000S$1,581 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.