homequant
condo · 259724

Madison Residences

Project page · Freehold

Indicative value range
S$3,932,277 – S$3,971,732
Indicative mid S$3,933,973 · S$2,687 psf

Based on 3 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
Jan 2026Madison Residences06-101,464 sqftS$3,860,000S$2,637 psf×1.018S$2,685 psf
Dec 2025Madison Residences06-101,776 sqftS$4,750,000S$2,674 psf×1.024S$2,739 psf
Mar 2025Madison Residences01-051,464 sqftS$3,800,000S$2,596 psf×1.035S$2,687 psf

How accurate is this estimate for Madison Residences?

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

Median error
8.8%

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.

2.50% gross yield

S$98,400 of rent a year against the estimate above · 0.13 points below flats like it

Leases signed here within a quarter of this size run about S$8,200 a month, the middle of 5 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 20261700-1800 sqft4Non-landed PropertiesS$9,500
Q3 20261400-1500 sqft3Non-landed PropertiesS$8,100
Q2 2026>3000 sqft4Non-landed PropertiesS$14,000
Q2 20261400-1500 sqft3Non-landed PropertiesS$8,200
Q2 20261400-1500 sqft3Non-landed PropertiesS$8,000
Q4 20251700-1800 sqft4Non-landed PropertiesS$9,450
Q3 20251700-1800 sqft4Non-landed PropertiesS$10,000
Q3 20251700-1800 sqft4Non-landed PropertiesS$9,400

median of 5 URA rental contracts at Madison Residences within a quarter of 136 sqm, since 2025Q4.

Buying or selling at S$3,933,973?

Buying: Stamp duty on S$3,933,973 · Cash and CPF needed on S$3,933,973 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,933,973.

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

Primary schools near 355 Bukit Timah Road

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
Madison Residences · 16-20 · Condominium
4,047 sqftS$8,780,000S$2,169 psf
Jan 2026
Madison Residences · 06-10 · Condominium
1,464 sqftS$3,860,000S$2,637 psf
Dec 2025
Madison Residences · 06-10 · Condominium
1,776 sqftS$4,750,000S$2,674 psf
Mar 2025
Madison Residences · 01-05 · Condominium
1,464 sqftS$3,800,000S$2,596 psf
Dec 2022
Madison Residences · 06-10 · Condominium
1,464 sqftS$3,398,000S$2,321 psf
Nov 2022
Madison Residences · 01-05 · Condominium
1,464 sqftS$3,384,000S$2,312 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.