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apartment · 249185

M5

Project page · Freehold

Indicative value range
S$1,273,126 – S$1,331,155
Indicative mid S$1,304,527 · S$2,145 psf

Based on 12 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
Jun 2026M506-10474 sqftS$920,000S$1,943 psf×1.000S$1,943 psf
Nov 2025M501-05753 sqftS$1,535,000S$2,037 psf×1.024S$2,086 psf
Oct 2025M506-10743 sqftS$1,566,300S$2,109 psf×1.024S$2,160 psf
Aug 2025M506-10441 sqftS$935,000S$2,119 psf×0.988S$2,094 psf
Mar 2025M511-15743 sqftS$1,590,000S$2,141 psf×1.035S$2,216 psf
Feb 2025M511-15753 sqftS$1,600,000S$2,124 psf×1.035S$2,198 psf
Jan 2025M506-10743 sqftS$1,548,000S$2,084 psf×1.035S$2,158 psf
Dec 2024M506-10753 sqftS$1,540,000S$2,044 psf×1.043S$2,132 psf
Dec 2024M506-10753 sqftS$1,578,500S$2,095 psf×1.043S$2,186 psf
Dec 2024M501-05743 sqftS$1,489,000S$2,005 psf×1.043S$2,092 psf
Dec 2024M506-10743 sqftS$1,515,000S$2,040 psf×1.043S$2,128 psf
Nov 2024M511-15441 sqftS$940,000S$2,130 psf×1.043S$2,222 psf

How accurate is this estimate for M5?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in M5 since.

Median error
10.3%

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

A thin test: 4 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.

3.04% gross yield

S$39,600 of rent a year against the estimate above · 0.41 points above flats like it

Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 15 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 2026700-800 sqft2Non-landed PropertiesS$4,100
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,100
Q2 2026400-500 sqft1Non-landed PropertiesS$3,300
Q1 2026700-800 sqft2Non-landed PropertiesS$4,300
Q1 2026700-800 sqft2Non-landed PropertiesS$4,300

median of 15 URA rental contracts at M5 within a quarter of 56.5 sqm, since 2025Q4.

Buying or selling at S$1,304,527?

Buying: Stamp duty on S$1,304,527 · Cash and CPF needed on S$1,304,527 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,304,527.

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

Primary schools near 5 Jalan Mutiara

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
Jun 2026
M5 · 06-10 · Apartment
474 sqftS$920,000S$1,943 psf
Dec 2025
M5 · 11-15 · Apartment
1,012 sqftS$1,718,000S$1,698 psf
Nov 2025
M5 · 01-05 · Apartment
753 sqftS$1,535,000S$2,037 psf
Oct 2025
M5 · 06-10 · Apartment
743 sqftS$1,566,300S$2,109 psf
Aug 2025
M5 · 06-10 · Apartment
441 sqftS$935,000S$2,119 psf
Mar 2025
M5 · 11-15 · Apartment
743 sqftS$1,590,000S$2,141 psf
Feb 2025
M5 · 11-15 · Apartment
753 sqftS$1,600,000S$2,124 psf
Jan 2025
M5 · 06-10 · Apartment
743 sqftS$1,548,000S$2,084 psf
Dec 2024
M5 · 01-05 · Apartment
743 sqftS$1,489,000S$2,005 psf
Dec 2024
M5 · 06-10 · Apartment
753 sqftS$1,578,500S$2,095 psf
Dec 2024
M5 · 06-10 · Apartment
753 sqftS$1,540,000S$2,044 psf
Dec 2024
M5 · 06-10 · Apartment
743 sqftS$1,515,000S$2,040 psf
Nov 2024
M5 · 11-15 · Apartment
441 sqftS$940,000S$2,130 psf
Oct 2024
M5 · 06-10 · Apartment
441 sqftS$925,000S$2,096 psf
Aug 2024
M5 · 01-05 · Apartment
753 sqftS$1,491,000S$1,979 psf
Jul 2024
M5 · 01-05 · Apartment
743 sqftS$1,486,000S$2,001 psf
Jul 2024
M5 · 06-10 · Apartment
441 sqftS$930,000S$2,107 psf
Jun 2024
M5 · 06-10 · Apartment
474 sqftS$955,000S$2,016 psf
May 2024
M5 · 11-15 · Apartment
441 sqftS$945,000S$2,141 psf
May 2024
M5 · 06-10 · Apartment
474 sqftS$960,000S$2,027 psf
Jun 2023
M5 · 06-10 · Apartment
474 sqftS$950,000S$2,006 psf
Apr 2022
M5 · 01-05 · Apartment
474 sqftS$1,060,000S$2,238 psf
Apr 2022
M5 · 06-10 · Apartment
441 sqftS$1,049,510S$2,378 psf
Apr 2022
M5 · 11-15 · Apartment
474 sqftS$1,161,160S$2,452 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.