homequant
condo · 278104

The Merasaga

Project page · 99-year lease from 1991

Indicative value range
S$2,757,472 – S$2,851,292
Indicative mid S$2,764,944 · S$2,039 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

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 Merasaga06-101,356 sqftS$2,750,000S$2,028 psf×1.000S$2,028 psf
Jun 2026The Merasaga01-051,345 sqftS$2,743,000S$2,039 psf×1.000S$2,039 psf
Apr 2026The Merasaga06-10958 sqftS$2,075,000S$2,166 psf×1.000S$2,166 psf

How accurate is this estimate for The Merasaga?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in The Merasaga since.

Median error
3.4%

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

A thin test: 7 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$84,000 of rent a year against the estimate above · 0.47 points below flats like it

Leases signed here within a quarter of this size run about S$7,000 a month, the middle of 27 of them.

In the core central region, leasehold flats yield 3.51%, from 77 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$9,000
Q3 20261700-1800 sqft4Non-landed PropertiesS$9,000
Q3 20261700-1800 sqft4Non-landed PropertiesS$8,500
Q3 20261700-1800 sqft4Non-landed PropertiesS$8,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,400
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,200
Q3 20261300-1400 sqft3Non-landed PropertiesS$7,200

median of 27 URA rental contracts at The Merasaga within a quarter of 126 sqm, since 2025Q4.

Buying or selling at S$2,764,944?

Buying: Stamp duty on S$2,764,944 · Cash and CPF needed on S$2,764,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,764,944.

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

Primary schools near 25 Jalan Merah Saga

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
The Merasaga · 01-05 · Condominium · 63 years left
947 sqftS$1,800,000S$1,900 psf
Jul 2026
The Merasaga · 06-10 · Condominium · 64 years left
1,356 sqftS$2,750,000S$2,028 psf
Jun 2026
The Merasaga · 01-05 · Condominium · 64 years left
1,345 sqftS$2,743,000S$2,039 psf
Apr 2026
The Merasaga · 06-10 · Condominium · 64 years left
958 sqftS$2,075,000S$2,166 psf
Dec 2025
The Merasaga · 01-05 · Condominium · 64 years left
947 sqftS$2,020,000S$2,133 psf
Oct 2025
The Merasaga · 01-05 · Condominium · 64 years left
1,356 sqftS$2,750,000S$2,028 psf
Oct 2025
The Merasaga · 01-05 · Condominium · 64 years left
1,399 sqftS$2,730,000S$1,951 psf
Oct 2024
The Merasaga · 06-10 · Condominium · 65 years left
958 sqftS$2,050,000S$2,140 psf
Jul 2024
The Merasaga · 06-10 · Condominium · 66 years left
1,378 sqftS$2,700,000S$1,960 psf
Feb 2024
The Merasaga · 01-05 · Condominium · 66 years left
1,356 sqftS$2,750,000S$2,028 psf
Sept 2023
The Merasaga · 01-05 · Condominium · 66 years left
947 sqftS$1,800,000S$1,900 psf
Mar 2023
The Merasaga · 06-10 · Condominium · 67 years left
1,701 sqftS$3,280,000S$1,929 psf
Jun 2022
The Merasaga · 01-05 · Condominium · 68 years left
1,701 sqftS$3,130,000S$1,840 psf
Apr 2022
The Merasaga · 01-05 · Condominium · 68 years left
1,367 sqftS$2,400,000S$1,756 psf
Apr 2022
The Merasaga · 01-05 · Condominium · 68 years left
947 sqftS$1,660,000S$1,752 psf
Feb 2022
The Merasaga · 06-10 · Condominium · 68 years left
958 sqftS$1,650,000S$1,722 psf
Feb 2022
The Merasaga · 06-10 · Condominium · 68 years left
1,356 sqftS$2,450,000S$1,806 psf
Jan 2022
The Merasaga · 01-05 · Condominium · 68 years left
1,701 sqftS$2,800,000S$1,646 psf

Sale prices as filed in caveats.

Where the lease takes this

About 63 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years58 yearsS$2,605,484S$2,855,575S$2,876,665S$3,169,970
10 years53 yearsS$2,435,896S$2,925,965S$2,969,344S$3,605,722

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.