homequant
apartment · 249188

The Montana

Project page · Freehold

Indicative value range
S$1,559,354 – S$1,577,693
Indicative mid S$1,565,025 · S$2,019 psf

Based on 3 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 2026The Montana01-05614 sqftS$1,230,000S$2,005 psf×1.000S$2,005 psf
Jan 2026The Montana06-10560 sqftS$1,110,000S$1,983 psf×1.018S$2,019 psf
Dec 2025The Montana06-10549 sqftS$1,100,000S$2,004 psf×1.024S$2,052 psf

How accurate is this estimate for The Montana?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in The Montana since.

Median error
7.4%

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

A thin test: 5 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.

2.76% gross yield

S$43,200 of rent a year against the estimate above · 0.13 points above flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 51 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 sqft1Non-landed PropertiesS$4,500
Q3 2026700-800 sqft1Non-landed PropertiesS$4,000
Q3 2026700-800 sqft1Non-landed PropertiesS$4,000
Q3 2026600-700 sqft1Non-landed PropertiesS$3,900
Q3 2026600-700 sqft1Non-landed PropertiesS$3,900
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600

median of 51 URA rental contracts at The Montana within a quarter of 72 sqm, since 2025Q4.

Buying or selling at S$1,565,025?

Buying: Stamp duty on S$1,565,025 · Cash and CPF needed on S$1,565,025 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,565,025.

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

Primary schools near 8 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
Jul 2026
The Montana · 01-05 · Apartment
614 sqftS$1,230,000S$2,005 psf
Jan 2026
The Montana · 06-10 · Apartment
560 sqftS$1,110,000S$1,983 psf
Dec 2025
The Montana · 06-10 · Apartment
549 sqftS$1,100,000S$2,004 psf
Oct 2025
The Montana · 01-05 · Apartment
947 sqftS$2,000,000S$2,111 psf
Oct 2025
The Montana · 06-10 · Apartment
936 sqftS$2,245,000S$2,397 psf
Jul 2025
The Montana · 01-05 · Apartment
893 sqftS$1,650,000S$1,847 psf
Mar 2025
The Montana · 01-05 · Apartment
592 sqftS$1,235,000S$2,086 psf
Dec 2024
The Montana · 01-05 · Apartment
635 sqftS$1,018,000S$1,603 psf
Nov 2024
The Montana · 06-10 · Apartment
560 sqftS$1,200,000S$2,144 psf
Nov 2024
The Montana · 01-05 · Apartment
560 sqftS$1,080,000S$1,930 psf
Aug 2024
The Montana · 11-15 · Apartment
1,141 sqftS$2,705,000S$2,371 psf
May 2024
The Montana · 06-10 · Apartment
1,324 sqftS$3,000,000S$2,266 psf
Aug 2023
The Montana · 06-10 · Apartment
1,141 sqftS$2,725,000S$2,388 psf
Jun 2023
The Montana · 06-10 · Apartment
549 sqftS$1,195,000S$2,177 psf
Jun 2022
The Montana · 06-10 · Apartment
775 sqftS$1,550,000S$2,000 psf
May 2022
The Montana · 11-15 · Apartment
2,260 sqftS$3,900,000S$1,725 psf
Jan 2022
The Montana · 06-10 · Apartment
947 sqftS$1,910,000S$2,016 psf
Jan 2022
The Montana · 06-10 · Apartment
936 sqftS$2,020,000S$2,157 psf
Dec 2021
The Montana · 01-05 · Apartment
775 sqftS$1,470,000S$1,897 psf
Nov 2021
The Montana · 01-05 · Apartment
700 sqftS$1,250,000S$1,787 psf
Nov 2021
The Montana · 01-05 · Apartment
947 sqftS$1,900,000S$2,006 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.