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apartment · 238437

Starlight Suites

Project page · Freehold

Indicative value range
S$1,679,517 – S$1,869,930
Indicative mid S$1,720,000 · S$2,023 psf

Based on 5 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
Sept 2026Starlight Suites11-151,076 sqftS$2,367,000S$2,199 psf×1.000S$2,199 psf
May 2026Starlight Suites16-20850 sqftS$1,720,000S$2,023 psf×1.000S$2,023 psf
Oct 2025Starlight Suites11-15850 sqftS$1,640,000S$1,929 psf×1.024S$1,975 psf
Jul 2025Starlight Suites11-15850 sqftS$1,680,000S$1,976 psf×0.988S$1,953 psf
Jan 2025Starlight Suites06-101,076 sqftS$2,353,000S$2,186 psf×1.035S$2,263 psf

How accurate is this estimate for Starlight Suites?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Starlight Suites since.

Median error
57.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.42% gross yield

S$58,800 of rent a year against the estimate above · 0.79 points above flats like it

Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 47 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 2026>3000 sqft4Non-landed PropertiesS$14,000
Q3 2026>3000 sqft4Non-landed PropertiesS$14,000
Q3 20261800-1900 sqft3Non-landed PropertiesS$9,300
Q3 20261800-1900 sqft3Non-landed PropertiesS$9,300
Q3 20261000-1100 sqft2Non-landed PropertiesS$6,200
Q3 20261000-1100 sqft2Non-landed PropertiesS$6,200
Q3 2026700-800 sqft1Non-landed PropertiesS$5,250
Q3 2026700-800 sqft1Non-landed PropertiesS$5,250

median of 47 URA rental contracts at Starlight Suites within a quarter of 79 sqm, since 2025Q4.

Buying or selling at S$1,720,000?

Buying: Stamp duty on S$1,720,000 · Cash and CPF needed on S$1,720,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,720,000.

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

Primary schools near 11 River Valley Close

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
Sept 2026
Starlight Suites · 11-15 · Apartment
1,076 sqftS$2,367,000S$2,199 psf
May 2026
Starlight Suites · 16-20 · Apartment
850 sqftS$1,720,000S$2,023 psf
Oct 2025
Starlight Suites · 11-15 · Apartment
850 sqftS$1,640,000S$1,929 psf
Aug 2025
Starlight Suites · 16-20 · Apartment
560 sqftS$1,218,000S$2,176 psf
Jul 2025
Starlight Suites · 11-15 · Apartment
850 sqftS$1,680,000S$1,976 psf
Jun 2025
Starlight Suites · 26-30 · Apartment
1,862 sqftS$3,925,000S$2,108 psf
Mar 2025
Starlight Suites · 21-25 · Apartment
1,862 sqftS$4,020,000S$2,159 psf
Jan 2025
Starlight Suites · 06-10 · Apartment
1,076 sqftS$2,353,000S$2,186 psf
Oct 2024
Starlight Suites · 16-20 · Apartment
775 sqftS$1,680,000S$2,168 psf
Sept 2024
Starlight Suites · 31-35 · Apartment
1,076 sqftS$2,393,000S$2,223 psf
Jul 2024
Starlight Suites · 21-25 · Apartment
775 sqftS$1,628,000S$2,101 psf
Jun 2024
Starlight Suites · 26-30 · Apartment
560 sqftS$1,200,000S$2,144 psf
Jan 2024
Starlight Suites · 31-35 · Apartment
850 sqftS$1,890,000S$2,223 psf
Oct 2023
Starlight Suites · 06-10 · Apartment
560 sqftS$1,188,000S$2,122 psf
Jul 2023
Starlight Suites · 21-25 · Apartment
1,862 sqftS$3,800,000S$2,041 psf
Jul 2023
Starlight Suites · 06-10 · Apartment
1,163 sqftS$1,580,000S$1,359 psf
Jul 2023
Starlight Suites · 16-20 · Apartment
1,862 sqftS$3,720,000S$1,998 psf
Jun 2023
Starlight Suites · 11-15 · Apartment
775 sqftS$1,490,000S$1,923 psf
Jun 2023
Starlight Suites · 26-30 · Apartment
560 sqftS$1,230,000S$2,198 psf
May 2023
Starlight Suites · 21-25 · Apartment
560 sqftS$1,200,000S$2,144 psf
May 2023
Starlight Suites · 16-20 · Apartment
1,862 sqftS$3,680,000S$1,976 psf
Mar 2023
Starlight Suites · 16-20 · Apartment
1,862 sqftS$3,750,000S$2,014 psf
Nov 2022
Starlight Suites · 21-25 · Apartment
850 sqftS$1,660,000S$1,952 psf
Sept 2022
Starlight Suites · 21-25 · Apartment
560 sqftS$1,230,000S$2,198 psf
Sept 2022
Starlight Suites · 21-25 · Apartment
850 sqftS$1,640,000S$1,929 psf
Sept 2022
Starlight Suites · 26-30 · Apartment
850 sqftS$1,660,000S$1,952 psf
May 2022
Starlight Suites · 11-15 · Apartment
1,862 sqftS$3,630,000S$1,949 psf
Apr 2022
Starlight Suites · 11-15 · Apartment
775 sqftS$1,550,000S$2,000 psf
Jan 2022
Starlight Suites · 31-35 · Apartment
2,486 sqftS$3,750,000S$1,508 psf
Jan 2022
Starlight Suites · 11-15 · Apartment
850 sqftS$1,670,000S$1,964 psf
Nov 2021
Starlight Suites · 06-10 · Apartment
1,862 sqftS$3,450,000S$1,853 psf
Oct 2021
Starlight Suites · 21-25 · Apartment
1,862 sqftS$3,728,000S$2,002 psf
Oct 2021
Starlight Suites · 31-35 · Apartment
3,757 sqftS$6,000,000S$1,597 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.