homequant
apartment · 239639

The Morningside

Project page · Freehold

Indicative value range
S$5,250,764 – S$5,357,251
Indicative mid S$5,306,650 · S$2,201 psf

Based on 4 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
Jul 2026The Morningside16-202,411 sqftS$5,288,000S$2,193 psf×1.000S$2,193 psf
Oct 2025The Morningside16-202,411 sqftS$5,200,000S$2,157 psf×1.024S$2,209 psf
Aug 2025The Morningside06-101,776 sqftS$3,830,000S$2,156 psf×0.988S$2,131 psf
Feb 2025The Morningside06-101,776 sqftS$3,880,000S$2,185 psf×1.035S$2,262 psf

How accurate is this estimate for The Morningside?

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

Median error
13.9%

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.

2.31% gross yield

S$122,700 of rent a year against the estimate above · 0.32 points below flats like it

Leases signed here within a quarter of this size run about S$10,225 a month, the middle of 14 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 20262400-2500 sqft3Non-landed PropertiesS$10,500
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,500
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,350
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,000
Q3 20261700-1800 sqft3Non-landed PropertiesS$8,800
Q3 20261700-1800 sqft3Non-landed PropertiesS$8,800
Q3 20262700-2800 sqft4Non-landed PropertiesS$8,500
Q3 20261700-1800 sqft3Non-landed PropertiesS$7,800

median of 14 URA rental contracts at The Morningside within a quarter of 224 sqm, since 2025Q4.

Buying or selling at S$5,306,650?

Buying: Stamp duty on S$5,306,650 · Cash and CPF needed on S$5,306,650 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,306,650.

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

Primary schools near 1 Jalan Kuala

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
The Morningside · 16-20 · Apartment
2,411 sqftS$5,288,000S$2,193 psf
Jul 2026
The Morningside · 11-15 · Apartment
1,302 sqftS$3,088,000S$2,371 psf
Oct 2025
The Morningside · 16-20 · Apartment
2,411 sqftS$5,200,000S$2,157 psf
Aug 2025
The Morningside · 06-10 · Apartment
1,776 sqftS$3,830,000S$2,156 psf
Feb 2025
The Morningside · 06-10 · Apartment
1,776 sqftS$3,880,000S$2,185 psf
Nov 2023
The Morningside · 16-20 · Apartment
2,411 sqftS$5,200,000S$2,157 psf
Apr 2023
The Morningside · 21-25 · Apartment
3,520 sqftS$6,280,000S$1,784 psf
Nov 2022
The Morningside · 21-25 · Apartment
2,411 sqftS$5,000,000S$2,074 psf
Aug 2022
The Morningside · 16-20 · Apartment
2,799 sqftS$5,500,000S$1,965 psf
Mar 2022
The Morningside · 11-15 · Apartment
1,776 sqftS$3,480,000S$1,959 psf
Nov 2021
The Morningside · 06-10 · Apartment
1,722 sqftS$3,430,000S$1,992 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.