homequant
condo · 297724

Sky@Eleven

Project page · Freehold

Indicative value range
S$6,484,882 – S$6,831,317
Indicative mid S$6,669,765 · S$2,459 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
Jun 2026Sky@Eleven21-252,713 sqftS$6,300,000S$2,323 psf×1.000S$2,323 psf
Mar 2026Sky@Eleven41-452,713 sqftS$6,550,000S$2,415 psf×1.018S$2,459 psf
Feb 2026Sky@Eleven36-402,271 sqftS$5,750,000S$2,532 psf×1.018S$2,578 psf

How accurate is this estimate for Sky@Eleven?

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

Median error
5.5%

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.

2.02% gross yield

S$134,400 of rent a year against the estimate above · 0.61 points below flats like it

Leases signed here within a quarter of this size run about S$11,200 a month, the middle of 75 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 20262700-2800 sqft4Non-landed PropertiesS$16,000
Q3 20262700-2800 sqft4Non-landed PropertiesS$16,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$12,899
Q3 20262200-2300 sqft4Non-landed PropertiesS$12,899
Q3 20262700-2800 sqft4Non-landed PropertiesS$12,800
Q3 20262700-2800 sqft4Non-landed PropertiesS$12,800
Q3 20262800-2900 sqft4Non-landed PropertiesS$12,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$12,500

median of 75 URA rental contracts at Sky@Eleven within a quarter of 252 sqm, since 2025Q4.

Buying or selling at S$6,669,765?

Buying: Stamp duty on S$6,669,765 · Cash and CPF needed on S$6,669,765 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$6,669,765.

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

Primary schools near 5 Thomson Lane

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
Sept 2026
Sky@Eleven · 41-45 · Condominium
5,490 sqftS$9,380,000S$1,709 psf
Jun 2026
Sky@Eleven · 21-25 · Condominium
2,713 sqftS$6,300,000S$2,323 psf
Mar 2026
Sky@Eleven · 41-45 · Condominium
2,713 sqftS$6,550,000S$2,415 psf
Feb 2026
Sky@Eleven · 36-40 · Condominium
2,271 sqftS$5,750,000S$2,532 psf
Jan 2026
Sky@Eleven · 11-15 · Condominium
1,851 sqftS$4,338,000S$2,343 psf
Sept 2025
Sky@Eleven · 16-20 · Condominium
2,271 sqftS$5,150,000S$2,268 psf
Sept 2025
Sky@Eleven · 31-35 · Condominium
2,713 sqftS$6,450,000S$2,378 psf
Jul 2025
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$6,400,000S$2,359 psf
Jun 2025
Sky@Eleven · 06-10 · Condominium
2,713 sqftS$6,000,000S$2,212 psf
Apr 2025
Sky@Eleven · 36-40 · Condominium
2,271 sqftS$5,230,000S$2,303 psf
Apr 2025
Sky@Eleven · 26-30 · Condominium
2,820 sqftS$6,100,000S$2,163 psf
Oct 2024
Sky@Eleven · 06-10 · Condominium
2,820 sqftS$5,888,000S$2,088 psf
Jul 2024
Sky@Eleven · 16-20 · Condominium
1,851 sqftS$4,100,000S$2,215 psf
Jun 2024
Sky@Eleven · 11-15 · Condominium
2,820 sqftS$5,900,000S$2,092 psf
May 2024
Sky@Eleven · 26-30 · Condominium
2,271 sqftS$4,900,000S$2,157 psf
Apr 2024
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$6,480,000S$2,389 psf
Jan 2024
Sky@Eleven · 36-40 · Condominium
2,820 sqftS$6,200,000S$2,198 psf
Oct 2023
Sky@Eleven · 26-30 · Condominium
2,271 sqftS$5,000,000S$2,202 psf
Mar 2023
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$5,750,000S$2,120 psf
Feb 2023
Sky@Eleven · 06-10 · Condominium
2,713 sqftS$5,500,000S$2,028 psf
Nov 2022
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$5,850,000S$2,157 psf
Sept 2022
Sky@Eleven · 11-15 · Condominium
1,851 sqftS$3,860,000S$2,085 psf
Jul 2022
Sky@Eleven · 21-25 · Condominium
1,851 sqftS$3,950,000S$2,134 psf
Jun 2022
Sky@Eleven · 21-25 · Condominium
2,713 sqftS$5,250,000S$1,935 psf
Jun 2022
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$5,500,000S$2,028 psf
Apr 2022
Sky@Eleven · 21-25 · Condominium
2,271 sqftS$4,650,000S$2,047 psf
Apr 2022
Sky@Eleven · 41-45 · Condominium
2,271 sqftS$4,700,000S$2,069 psf
Dec 2021
Sky@Eleven · 36-40 · Condominium
2,713 sqftS$5,300,000S$1,954 psf
Oct 2021
Sky@Eleven · 11-15 · Condominium
2,713 sqftS$4,950,000S$1,825 psf
Oct 2021
Sky@Eleven · 06-10 · Condominium
2,713 sqftS$4,630,000S$1,707 psf
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Showing 30 of 32.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.