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apartment · 238011

Vivace

Project page · 999-year lease from 1841

Indicative value range
S$914,666 – S$988,371
Indicative mid S$976,100 · S$2,212 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

999-year 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
Dec 2025Vivace06-10452 sqftS$895,000S$1,980 psf×1.024S$2,027 psf
Oct 2025Vivace06-10570 sqftS$1,230,000S$2,156 psf×1.024S$2,208 psf
Jul 2025Vivace01-05452 sqftS$860,000S$1,902 psf×0.988S$1,880 psf
May 2025Vivace06-10398 sqftS$878,000S$2,205 psf×1.005S$2,216 psf
Mar 2025Vivace01-05398 sqftS$888,888S$2,232 psf×1.035S$2,311 psf
Dec 2024Vivace01-05398 sqftS$858,000S$2,154 psf×1.043S$2,248 psf

How accurate is this estimate for Vivace?

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.

4.06% gross yield

S$39,600 of rent a year against the estimate above · 1.43 points above flats like it

Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 65 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 2026400-500 sqft1Non-landed PropertiesS$4,430
Q3 2026400-500 sqft1Non-landed PropertiesS$4,430
Q3 2026600-700 sqft2Non-landed PropertiesS$4,100
Q3 2026600-700 sqft2Non-landed PropertiesS$4,100
Q3 2026300-400 sqft1Non-landed PropertiesS$4,000
Q3 2026300-400 sqft1Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$4,000

median of 65 URA rental contracts at Vivace within a quarter of 41 sqm, since 2025Q4.

Buying or selling at S$976,100?

Buying: Stamp duty on S$976,100 · Cash and CPF needed on S$976,100 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$976,100.

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

Primary schools near 19 Tong Watt 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
Dec 2025
Vivace · 06-10 · Apartment
452 sqftS$895,000S$1,980 psf
Oct 2025
Vivace · 06-10 · Apartment
570 sqftS$1,230,000S$2,156 psf
Jul 2025
Vivace · 01-05 · Apartment
452 sqftS$860,000S$1,902 psf
May 2025
Vivace · 06-10 · Apartment
398 sqftS$878,000S$2,205 psf
Mar 2025
Vivace · 01-05 · Apartment
398 sqftS$888,888S$2,232 psf
Jan 2025
Vivace · 01-05 · Apartment
807 sqftS$1,275,000S$1,579 psf
Dec 2024
Vivace · 01-05 · Apartment
398 sqftS$858,000S$2,154 psf
Aug 2024
Vivace · 06-10 · Apartment
635 sqftS$1,350,000S$2,126 psf
Mar 2024
Vivace · 01-05 · Apartment
420 sqftS$902,888S$2,151 psf
Feb 2023
Vivace · 06-10 · Apartment
398 sqftS$870,000S$2,184 psf
Dec 2022
Vivace · 06-10 · Apartment
452 sqftS$984,000S$2,177 psf
Sept 2022
Vivace · 01-05 · Apartment
420 sqftS$870,000S$2,072 psf
Aug 2022
Vivace · 06-10 · Apartment
441 sqftS$841,000S$1,906 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.