homequant
condo · 239403

Tiara

Project page · Freehold

Indicative value range
S$3,436,713 – S$3,548,215
Indicative mid S$3,493,218 · S$2,596 psf

Based on 6 sales in this project, last 12 months. Search widened 1 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
Jul 2026Tiara16-201,281 sqftS$3,428,000S$2,676 psf×1.000S$2,676 psf
Mar 2026Tiara21-251,507 sqftS$3,880,000S$2,575 psf×1.018S$2,622 psf
Mar 2026Tiara21-251,507 sqftS$3,760,000S$2,495 psf×1.018S$2,541 psf
Feb 2026Tiara11-151,302 sqftS$3,260,000S$2,503 psf×1.018S$2,549 psf
Jan 2026Tiara26-301,302 sqftS$3,288,000S$2,525 psf×1.018S$2,571 psf
Nov 2025Tiara31-351,507 sqftS$3,888,000S$2,580 psf×1.024S$2,642 psf

How accurate is this estimate for Tiara?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Tiara since.

Median error
4.3%

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

What the rent says

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

2.37% gross yield

S$82,800 of rent a year against the estimate above · 0.26 points below flats like it

Leases signed here within a quarter of this size run about S$6,900 a month, the middle of 73 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$7,600
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,600
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,500
Q3 20261500-1600 sqft4Non-landed PropertiesS$7,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,500
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,500
Q3 20261500-1600 sqft4Non-landed PropertiesS$7,500

median of 73 URA rental contracts at Tiara within a quarter of 125 sqm, since 2025Q4.

Buying or selling at S$3,493,218?

Buying: Stamp duty on S$3,493,218 · Cash and CPF needed on S$3,493,218 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,493,218.

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

Primary schools near 1 Kim Seng Walk

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
Jul 2026
Tiara · 16-20 · Condominium
1,281 sqftS$3,428,000S$2,676 psf
Jul 2026
Tiara · 16-20 · Condominium
893 sqftS$2,150,000S$2,407 psf
Mar 2026
Tiara · 21-25 · Condominium
1,507 sqftS$3,760,000S$2,495 psf
Mar 2026
Tiara · 21-25 · Condominium
1,507 sqftS$3,880,000S$2,575 psf
Feb 2026
Tiara · 11-15 · Condominium
1,302 sqftS$3,260,000S$2,503 psf
Jan 2026
Tiara · 26-30 · Condominium
1,302 sqftS$3,288,000S$2,525 psf
Dec 2025
Tiara · 01-05 · Condominium
893 sqftS$2,211,000S$2,475 psf
Nov 2025
Tiara · 06-10 · Condominium
893 sqftS$2,250,000S$2,518 psf
Nov 2025
Tiara · 31-35 · Condominium
1,507 sqftS$3,888,000S$2,580 psf
Oct 2025
Tiara · 01-05 · Condominium
1,302 sqftS$3,250,000S$2,495 psf
Oct 2025
Tiara · 16-20 · Condominium
893 sqftS$2,300,000S$2,574 psf
Aug 2025
Tiara · 16-20 · Condominium
1,507 sqftS$3,600,000S$2,389 psf
Jul 2025
Tiara · 01-05 · Condominium
1,345 sqftS$3,300,000S$2,453 psf
Jun 2025
Tiara · 16-20 · Condominium
1,345 sqftS$3,200,000S$2,378 psf
Oct 2024
Tiara · 16-20 · Condominium
1,345 sqftS$3,270,000S$2,430 psf
Aug 2024
Tiara · 06-10 · Condominium
1,561 sqftS$3,432,000S$2,199 psf
Jul 2024
Tiara · 26-30 · Condominium
1,507 sqftS$3,300,000S$2,190 psf
Feb 2024
Tiara · 21-25 · Condominium
1,345 sqftS$3,280,000S$2,438 psf
Nov 2023
Tiara · 21-25 · Condominium
1,345 sqftS$3,088,000S$2,295 psf
Oct 2023
Tiara · 26-30 · Condominium
1,345 sqftS$3,130,000S$2,326 psf
Jun 2023
Tiara · 01-05 · Condominium
1,507 sqftS$3,380,000S$2,243 psf
Sept 2022
Tiara · 11-15 · Condominium
1,507 sqftS$3,300,000S$2,190 psf
May 2022
Tiara · 31-35 · Condominium
1,507 sqftS$3,300,000S$2,190 psf
May 2022
Tiara · 01-05 · Condominium
1,345 sqftS$2,500,000S$1,858 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.