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apartment · 238381

Residences At 338a

Project page · Freehold

Indicative value range
S$2,555,120 – S$2,612,238
Indicative mid S$2,560,240 · S$2,124 psf

Based on 3 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
Feb 2026Residences At 338a01-051,313 sqftS$2,850,000S$2,170 psf×1.018S$2,210 psf
Oct 2025Residences At 338a06-101,206 sqftS$2,500,000S$2,074 psf×1.024S$2,124 psf
Aug 2025Residences At 338a01-051,206 sqftS$2,580,000S$2,140 psf×0.988S$2,115 psf

How accurate is this estimate for Residences At 338a?

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.

2.65% gross yield

S$67,800 of rent a year against the estimate above · 0.02 points above flats like it

Leases signed here within a quarter of this size run about S$5,650 a month, the middle of 8 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 20261300-1400 sqft3Non-landed PropertiesS$6,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$5,700
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,800
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,800
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,300
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,300
Q1 20261100-1200 sqft3Non-landed PropertiesS$5,550
Q4 20251100-1200 sqft3Non-landed PropertiesS$5,600

median of 8 URA rental contracts at Residences At 338a within a quarter of 112 sqm, since 2025Q4.

Buying or selling at S$2,560,240?

Buying: Stamp duty on S$2,560,240 · Cash and CPF needed on S$2,560,240 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,560,240.

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

Primary schools near 338a River Valley 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
Feb 2026
Residences At 338a · 01-05 · Apartment
1,313 sqftS$2,850,000S$2,170 psf
Oct 2025
Residences At 338a · 06-10 · Apartment
1,206 sqftS$2,500,000S$2,074 psf
Aug 2025
Residences At 338a · 01-05 · Apartment
1,206 sqftS$2,580,000S$2,140 psf
Oct 2024
Residences At 338a · 06-10 · Apartment
1,313 sqftS$2,680,000S$2,041 psf
Jul 2024
Residences At 338a · 06-10 · Apartment
1,119 sqftS$2,365,000S$2,113 psf
May 2023
Residences At 338a · 01-05 · Apartment
1,163 sqftS$2,360,000S$2,030 psf
Sept 2022
Residences At 338a · 06-10 · Apartment
1,313 sqftS$2,670,000S$2,033 psf
Mar 2022
Residences At 338a · 01-05 · Apartment
1,206 sqftS$2,640,000S$2,190 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.