homequant
apartment · 229977

Liv On Sophia

Project page · Freehold

Indicative value range
S$1,220,640 – S$1,275,669
Indicative mid S$1,266,558 · S$2,353 psf

Based on 6 sales in this project, last 24 months. Search widened 2 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
Apr 2026Liv On Sophia01-05538 sqftS$1,268,000S$2,356 psf×1.000S$2,356 psf
Sept 2025Liv On Sophia01-05538 sqftS$1,280,000S$2,378 psf×0.988S$2,351 psf
Aug 2025Liv On Sophia01-05538 sqftS$1,208,000S$2,245 psf×0.988S$2,218 psf
Jul 2025Liv On Sophia01-05538 sqftS$1,220,000S$2,267 psf×0.988S$2,240 psf
Apr 2025Liv On Sophia06-10527 sqftS$1,250,000S$2,370 psf×1.005S$2,382 psf
Jan 2025Liv On Sophia01-05527 sqftS$1,210,000S$2,294 psf×1.035S$2,375 psf

How accurate is this estimate for Liv On Sophia?

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.

4.03% gross yield

S$51,000 of rent a year against the estimate above · 1.4 points above flats like it

Leases signed here within a quarter of this size run about S$4,250 a month, the middle of 45 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 2026500-600 sqft2Non-landed PropertiesS$5,450
Q3 2026500-600 sqft2Non-landed PropertiesS$5,450
Q3 2026500-600 sqft2Non-landed PropertiesS$4,800
Q3 2026500-600 sqft2Non-landed PropertiesS$4,800
Q3 2026500-600 sqft2Non-landed PropertiesS$4,400
Q3 2026500-600 sqft2Non-landed PropertiesS$4,250
Q3 2026500-600 sqft2Non-landed PropertiesS$4,250
Q3 2026500-600 sqft2Non-landed PropertiesS$4,200

median of 45 URA rental contracts at Liv On Sophia within a quarter of 50 sqm, since 2025Q4.

Buying or selling at S$1,266,558?

Buying: Stamp duty on S$1,266,558 · Cash and CPF needed on S$1,266,558 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,266,558.

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

Primary schools near 14 Adis 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 2026
Liv On Sophia · 01-05 · Apartment
538 sqftS$1,268,000S$2,356 psf
Sept 2025
Liv On Sophia · 01-05 · Apartment
538 sqftS$1,280,000S$2,378 psf
Aug 2025
Liv On Sophia · 01-05 · Apartment
538 sqftS$1,208,000S$2,245 psf
Jul 2025
Liv On Sophia · 01-05 · Apartment
538 sqftS$1,220,000S$2,267 psf
Apr 2025
Liv On Sophia · 06-10 · Apartment
527 sqftS$1,250,000S$2,370 psf
Jan 2025
Liv On Sophia · 01-05 · Apartment
527 sqftS$1,210,000S$2,294 psf
Aug 2024
Liv On Sophia · 01-05 · Apartment
678 sqftS$1,350,000S$1,991 psf
Aug 2024
Liv On Sophia · 01-05 · Apartment
710 sqftS$1,200,000S$1,689 psf
Aug 2023
Liv On Sophia · 01-05 · Apartment
549 sqftS$1,150,000S$2,095 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.