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apartment · 307955

L'Viv

Project page · Freehold

Indicative value range
S$2,237,473 – S$2,310,909
Indicative mid S$2,304,946 · S$2,328 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
May 2026L'Viv26-301,001 sqftS$2,330,000S$2,328 psf×1.000S$2,328 psf
May 2026L'Viv06-10990 sqftS$2,170,000S$2,191 psf×1.000S$2,191 psf
Jan 2026L'Viv16-201,001 sqftS$2,300,000S$2,298 psf×1.018S$2,340 psf

How accurate is this estimate for L'Viv?

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

Median error
2.0%

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.

2.94% gross yield

S$67,800 of rent a year against the estimate above · 0.31 points above flats like it

Leases signed here within a quarter of this size run about S$5,650 a month, the middle of 37 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 20261000-1100 sqft2Non-landed PropertiesS$6,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$6,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,800
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,700
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,700
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,600

median of 37 URA rental contracts at L'Viv within a quarter of 92 sqm, since 2025Q4.

Buying or selling at S$2,304,946?

Buying: Stamp duty on S$2,304,946 · Cash and CPF needed on S$2,304,946 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,304,946.

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

Primary schools near 23 Newton 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
May 2026
L'Viv · 06-10 · Apartment
990 sqftS$2,170,000S$2,191 psf
May 2026
L'Viv · 26-30 · Apartment
1,001 sqftS$2,330,000S$2,328 psf
Jan 2026
L'Viv · 16-20 · Apartment
1,001 sqftS$2,300,000S$2,298 psf
Sept 2025
L'Viv · 11-15 · Apartment
657 sqftS$1,475,000S$2,246 psf
Aug 2025
L'Viv · 16-20 · Apartment
990 sqftS$2,200,000S$2,222 psf
Jul 2025
L'Viv · 06-10 · Apartment
1,001 sqftS$2,300,000S$2,298 psf
Jun 2025
L'Viv · 06-10 · Apartment
1,001 sqftS$2,230,000S$2,228 psf
Jun 2025
L'Viv · 16-20 · Apartment
1,001 sqftS$2,260,000S$2,258 psf
May 2025
L'Viv · 06-10 · Apartment
1,001 sqftS$2,200,000S$2,198 psf
Feb 2025
L'Viv · 26-30 · Apartment
990 sqftS$2,300,000S$2,323 psf
Jan 2025
L'Viv · 26-30 · Apartment
657 sqftS$1,485,000S$2,262 psf
Dec 2024
L'Viv · 26-30 · Apartment
657 sqftS$1,480,000S$2,254 psf
Dec 2024
L'Viv · 11-15 · Apartment
990 sqftS$2,168,000S$2,189 psf
Dec 2024
L'Viv · 01-05 · Apartment
657 sqftS$1,485,000S$2,262 psf
Oct 2024
L'Viv · 11-15 · Apartment
1,001 sqftS$2,250,000S$2,248 psf
Oct 2024
L'Viv · 06-10 · Apartment
657 sqftS$1,470,000S$2,239 psf
Sept 2024
L'Viv · 16-20 · Apartment
657 sqftS$1,470,000S$2,239 psf
Apr 2024
L'Viv · 21-25 · Apartment
990 sqftS$2,300,000S$2,323 psf
Jan 2024
L'Viv · 11-15 · Apartment
990 sqftS$2,180,888S$2,202 psf
Nov 2023
L'Viv · 26-30 · Apartment
614 sqftS$1,400,000S$2,282 psf
Sept 2023
L'Viv · 21-25 · Apartment
excluded: outlier
657 sqftS$1,508,000S$2,297 psf
Sept 2023
L'Viv · 11-15 · Apartment
1,001 sqftS$2,250,000S$2,248 psf
May 2023
L'Viv · 16-20 · Apartment
614 sqftS$1,400,000S$2,282 psf
Jan 2023
L'Viv · 26-30 · Apartment
657 sqftS$1,480,000S$2,254 psf
Jan 2023
L'Viv · 11-15 · Apartment
614 sqftS$1,355,000S$2,208 psf
Sept 2022
L'Viv · 06-10 · Apartment
657 sqftS$1,470,000S$2,239 psf
Sept 2022
L'Viv · 31-35 · Apartment
2,530 sqftS$3,925,000S$1,552 psf
Sept 2022
L'Viv · 06-10 · Apartment
990 sqftS$2,090,000S$2,111 psf
Aug 2022
L'Viv · 16-20 · Apartment
614 sqftS$1,280,000S$2,086 psf
Jun 2022
L'Viv · 21-25 · Apartment
614 sqftS$1,320,000S$2,151 psf
Jun 2022
L'Viv · 06-10 · Apartment
1,001 sqftS$2,150,000S$2,148 psf
May 2022
L'Viv · 26-30 · Apartment
614 sqftS$1,288,888S$2,101 psf
May 2022
L'Viv · 06-10 · Apartment
1,001 sqftS$2,100,000S$2,098 psf
Mar 2022
L'Viv · 16-20 · Apartment
614 sqftS$1,295,000S$2,111 psf
Dec 2021
L'Viv · 26-30 · Apartment
657 sqftS$1,390,000S$2,117 psf
Nov 2021
L'Viv · 26-30 · Apartment
1,001 sqftS$2,170,000S$2,168 psf
See more

Showing 36 of 37.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.