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apartment · 259738

Jaya Tower

Project page · Freehold

Indicative value range
S$4,474,784 – S$5,133,605
Indicative mid S$4,768,014 · S$2,289 psf

Based on 92 sales in projects within 1 km, last 24 months. Search widened 3 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
Oct 2026Pinewood Gardens · 852 m01-051,959 sqftS$4,160,000S$2,124 psf×1.000S$2,124 psf
Sept 2026Pinewood Gardens · 852 m01-051,647 sqftS$3,760,000S$2,283 psf×1.000S$2,283 psf
Sept 2026Palm Spring · 846 m06-101,496 sqftS$3,480,000S$2,326 psf×1.000S$2,326 psf
Aug 2026The Element @ Stevens · 330 m01-051,679 sqftS$2,200,000S$1,310 psf×1.000S$1,310 psf
Aug 2026Pinetree Condominium · 820 m01-051,496 sqftS$2,860,000S$1,912 psf×1.000S$1,912 psf
Aug 2026One Balmoral · 946 m06-101,658 sqftS$4,400,000S$2,654 psf×1.000S$2,654 psf
Aug 2026Palm Spring · 846 m01-052,120 sqftS$4,580,000S$2,160 psf×1.000S$2,160 psf
Aug 2026Palm Spring · 846 m01-051,884 sqftS$4,250,000S$2,256 psf×1.000S$2,256 psf
Aug 2026Chatelet · 59 m01-051,507 sqftS$3,200,000S$2,124 psf×1.000S$2,124 psf
Jul 2026Ferrell Residences · 967 m21-251,841 sqftS$4,500,000S$2,445 psf×1.000S$2,445 psf
Jul 2026Cyan · 738 m06-101,475 sqftS$4,120,000S$2,794 psf×1.000S$2,794 psf
Jul 2026Bellerive · 808 m11-151,679 sqftS$3,880,000S$2,311 psf×1.000S$2,311 psf
Jun 2026The Fernhill · 677 m01-051,604 sqftS$3,450,000S$2,151 psf×1.000S$2,151 psf
Jun 2026The Solitaire · 684 m11-151,561 sqftS$3,780,000S$2,422 psf×1.000S$2,422 psf
Jun 2026Palm Spring · 846 m01-051,862 sqftS$4,360,000S$2,341 psf×1.000S$2,341 psf
May 2026The Glyndebourne · 239 m01-052,669 sqftS$5,900,000S$2,210 psf×1.000S$2,210 psf
May 2026Trevose Park · 546 m01-051,679 sqftS$3,400,000S$2,025 psf×1.000S$2,025 psf
May 2026Garden Apartments · 854 m01-052,476 sqftS$5,850,000S$2,363 psf×1.000S$2,363 psf
May 2026Three Three Robin · 650 m06-101,582 sqftS$3,990,000S$2,522 psf×1.000S$2,522 psf
May 2026Pinewood Gardens · 852 m01-051,647 sqftS$3,750,000S$2,277 psf×1.000S$2,277 psf
May 2026One Robin · 542 m06-101,948 sqftS$4,720,000S$2,423 psf×1.000S$2,423 psf
May 2026Bellerive · 808 m11-151,539 sqftS$3,600,000S$2,339 psf×1.000S$2,339 psf
May 2026Palm Spring · 846 m01-051,873 sqftS$4,250,000S$2,269 psf×1.000S$2,269 psf
May 2026Chatelet · 59 m01-051,582 sqftS$3,450,000S$2,180 psf×1.000S$2,180 psf
Apr 2026The Glyndebourne · 239 m01-051,475 sqftS$3,700,000S$2,509 psf×1.000S$2,509 psf
Apr 2026Parc Stevens · 469 m01-052,411 sqftS$6,300,000S$2,613 psf×1.000S$2,613 psf
Apr 2026Pinewood Gardens · 852 m01-051,658 sqftS$3,810,000S$2,298 psf×1.000S$2,298 psf
Apr 2026The Giverny Residences · 419 m01-051,636 sqftS$5,442,030S$3,326 psf×1.000S$3,326 psf
Mar 2026Juniper Hill · 772 m11-151,819 sqftS$4,760,000S$2,617 psf×1.018S$2,665 psf
Mar 2026Trevose Park · 546 m01-051,948 sqftS$4,180,000S$2,146 psf×1.018S$2,185 psf
Mar 2026Trevose Park · 546 m01-052,562 sqftS$5,250,000S$2,049 psf×1.018S$2,087 psf
Mar 2026Three Balmoral · 994 m01-051,539 sqftS$3,500,000S$2,274 psf×1.018S$2,315 psf
Mar 2026Palm Spring · 846 m01-051,884 sqftS$4,230,000S$2,246 psf×1.018S$2,287 psf
Feb 2026Treasure On Balmoral · 946 m06-102,002 sqftS$5,050,000S$2,522 psf×1.018S$2,568 psf
Feb 2026Parc Stevens · 469 m01-051,722 sqftS$4,275,000S$2,482 psf×1.018S$2,528 psf
Feb 2026Pinewood Gardens · 852 m01-051,615 sqftS$3,568,000S$2,210 psf×1.018S$2,250 psf
Feb 2026Pinewood Gardens · 852 m01-051,948 sqftS$3,980,000S$2,043 psf×1.018S$2,080 psf
Feb 2026Pinewood Gardens · 852 m01-051,647 sqftS$3,700,000S$2,247 psf×1.018S$2,288 psf
Feb 2026One Balmoral · 946 m11-151,658 sqftS$4,600,000S$2,775 psf×1.018S$2,826 psf
Jan 2026Madison Residences · 688 m06-101,464 sqftS$3,860,000S$2,637 psf×1.018S$2,685 psf
Jan 2026Cyan · 738 m06-101,475 sqftS$4,200,000S$2,848 psf×1.018S$2,900 psf
Dec 2025Hallmark Residences · 911 m01-051,851 sqftS$4,130,000S$2,231 psf×1.024S$2,285 psf
Dec 2025Trevose Park · 546 m01-051,690 sqftS$3,520,000S$2,083 psf×1.024S$2,133 psf
Dec 2025The Balmoral · 773 m01-052,680 sqftS$5,300,000S$1,977 psf×1.024S$2,025 psf
Dec 2025Madison Residences · 688 m06-101,776 sqftS$4,750,000S$2,674 psf×1.024S$2,739 psf
Dec 2025The Legend · 634 m06-101,485 sqftS$2,880,000S$1,939 psf×1.024S$1,986 psf
Dec 2025Pinewood Gardens · 852 m01-051,625 sqftS$3,750,000S$2,307 psf×1.024S$2,363 psf
Dec 2025One Balmoral · 946 m11-152,228 sqftS$4,980,000S$2,235 psf×1.024S$2,289 psf
Dec 2025Palm Spring · 846 m01-051,851 sqftS$4,200,000S$2,269 psf×1.024S$2,323 psf
Nov 2025Pinewood Gardens · 852 m01-051,625 sqftS$3,300,000S$2,030 psf×1.024S$2,079 psf
Oct 2025The Glyndebourne · 239 m01-051,959 sqftS$5,000,000S$2,552 psf×1.024S$2,614 psf
Oct 2025The Legend · 634 m06-101,464 sqftS$2,980,000S$2,036 psf×1.024S$2,085 psf
Sept 2025Trevose Park · 546 m01-051,679 sqftS$3,500,000S$2,084 psf×0.988S$2,060 psf
Sept 2025Treasure On Balmoral · 946 m06-102,002 sqftS$5,000,000S$2,497 psf×0.988S$2,468 psf
Sept 2025Proximo · 612 m01-051,475 sqftS$3,530,000S$2,394 psf×0.988S$2,366 psf
Sept 2025Palm Spring · 846 m01-051,873 sqftS$4,250,000S$2,269 psf×0.988S$2,243 psf
Sept 2025Palm Spring · 846 m01-051,485 sqftS$3,480,000S$2,343 psf×0.988S$2,316 psf
Aug 2025The Equatorial · 95 m01-051,690 sqftS$4,388,000S$2,597 psf×0.988S$2,566 psf
Aug 2025Bellerive · 808 m11-151,539 sqftS$3,480,000S$2,261 psf×0.988S$2,235 psf
Jul 2025Treasure On Balmoral · 946 m06-101,765 sqftS$4,400,000S$2,493 psf×0.988S$2,464 psf
Jul 2025Cyan · 738 m21-252,077 sqftS$5,680,000S$2,734 psf×0.988S$2,702 psf
Jul 2025Parc Stevens · 469 m01-052,390 sqftS$5,820,000S$2,436 psf×0.988S$2,407 psf
Jun 2025The Glyndebourne · 239 m01-052,508 sqftS$5,528,888S$2,205 psf×1.005S$2,215 psf
Jun 2025The Glyndebourne · 239 m01-051,927 sqftS$3,750,000S$1,946 psf×1.005S$1,956 psf
Jun 2025Cyan · 738 m06-101,528 sqftS$4,051,000S$2,650 psf×1.005S$2,664 psf
Jun 2025Parc Stevens · 469 m01-051,722 sqftS$4,128,000S$2,397 psf×1.005S$2,409 psf
May 2025Hallmark Residences · 911 m01-051,862 sqftS$4,030,000S$2,164 psf×1.005S$2,175 psf
May 2025The Glyndebourne · 239 m01-051,475 sqftS$3,500,000S$2,373 psf×1.005S$2,385 psf
May 2025The Glyndebourne · 239 m01-052,669 sqftS$5,525,000S$2,070 psf×1.005S$2,080 psf
May 2025Treasure On Balmoral · 946 m06-101,690 sqftS$4,480,000S$2,651 psf×1.005S$2,664 psf
May 2025Pinewood Gardens · 852 m06-101,604 sqftS$3,350,000S$2,089 psf×1.005S$2,099 psf
Apr 2025The Glyndebourne · 239 m01-052,174 sqftS$5,000,000S$2,300 psf×1.005S$2,311 psf
Apr 2025Trevose Park · 546 m01-051,701 sqftS$3,550,000S$2,087 psf×1.005S$2,098 psf
Apr 2025Trevose Park · 546 m01-051,679 sqftS$3,328,333S$1,982 psf×1.005S$1,992 psf
Apr 2025Cyan · 738 m11-151,464 sqftS$3,870,000S$2,644 psf×1.005S$2,657 psf
Apr 2025Pinewood Gardens · 852 m01-051,668 sqftS$3,720,000S$2,230 psf×1.005S$2,241 psf
Apr 2025Balmoral Hills · 626 m01-051,841 sqftS$4,880,000S$2,651 psf×1.005S$2,664 psf
Apr 2025The Solitaire · 684 m06-101,625 sqftS$3,700,000S$2,276 psf×1.005S$2,288 psf
Mar 2025Ferrell Residences · 967 m11-151,841 sqftS$4,430,000S$2,407 psf×1.035S$2,492 psf
Mar 2025Madison Residences · 688 m01-051,464 sqftS$3,800,000S$2,596 psf×1.035S$2,687 psf
Mar 2025Palm Spring · 846 m01-051,884 sqftS$4,200,000S$2,230 psf×1.035S$2,308 psf
Mar 2025Jade Garden · 548 m01-051,862 sqftS$3,850,000S$2,068 psf×1.035S$2,140 psf
Mar 2025Stevens Suites · 544 m01-051,970 sqftS$3,020,000S$1,533 psf×1.035S$1,587 psf
Feb 2025The Glyndebourne · 239 m01-051,981 sqftS$3,500,000S$1,767 psf×1.035S$1,829 psf
Feb 2025The Glyndebourne · 239 m01-051,679 sqftS$3,700,000S$2,203 psf×1.035S$2,281 psf
Feb 2025Orange Grove Residences · 713 m01-052,207 sqftS$4,880,000S$2,212 psf×1.035S$2,290 psf
Jan 2025Palm Spring · 846 m01-051,884 sqftS$4,400,000S$2,336 psf×1.035S$2,418 psf
Dec 2024Hallmark Residences · 911 m01-051,485 sqftS$3,370,000S$2,269 psf×1.043S$2,367 psf
Dec 2024One Robin · 542 m06-101,948 sqftS$4,110,000S$2,110 psf×1.043S$2,201 psf
Nov 2024The Legend · 634 m11-151,464 sqftS$2,588,000S$1,768 psf×1.043S$1,844 psf
Nov 2024The Legend · 634 m06-102,217 sqftS$4,380,000S$1,975 psf×1.043S$2,061 psf
Nov 2024Orange Grove Residences · 713 m01-052,390 sqftS$5,150,000S$2,155 psf×1.043S$2,248 psf

How accurate is this estimate for Jaya Tower?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

1.95% gross yield

S$93,000 of rent a year against the estimate above · 0.68 points below flats like it

Leases signed here within a quarter of this size run about S$7,750 a month, the middle of 4 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 20262100-2200 sqft—Non-landed PropertiesS$8,500
Q3 20262000-2100 sqft—Non-landed PropertiesS$7,000
Q2 20262000-2100 sqft—Non-landed PropertiesS$9,800
Q1 20262000-2100 sqft—Non-landed PropertiesS$5,000
Q3 20252000-2100 sqft—Non-landed PropertiesS$7,500
Q1 20252000-2100 sqft—Non-landed PropertiesS$5,000
Q4 20242000-2100 sqft—Non-landed PropertiesS$7,000
Q3 20242000-2100 sqft—Non-landed PropertiesS$7,500

median of 4 URA rental contracts at Jaya Tower within a quarter of 193.5 sqm, since 2025Q4.

Buying or selling at S$4,768,014?

Buying: Stamp duty on S$4,768,014 · Cash and CPF needed on S$4,768,014 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,768,014.

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

Primary schools near 431 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
Feb 2022
Jaya Tower · 11-15 · Apartment
2,142 sqftS$4,500,000S$2,101 psf
Dec 2021
Jaya Tower · 01-05 · Apartment
2,024 sqftS$4,300,000S$2,125 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.