homequant
condo · 297727

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 11 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.