homequant
condo · 308414

Rochelle At Newton

Project page · 99-year lease from 2008

Indicative value range
S$2,709,670 – S$2,717,180
Indicative mid S$2,714,361 · S$2,001 psf

Based on 3 sales in this project, last 6 months. Search did not need to widen. 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 2026Rochelle At Newton06-101,012 sqftS$2,025,000S$2,001 psf×1.000S$2,001 psf
May 2026Rochelle At Newton06-101,012 sqftS$2,018,000S$1,994 psf×1.000S$1,994 psf
May 2026Rochelle At Newton06-101,356 sqftS$2,720,000S$2,006 psf×1.000S$2,006 psf

How accurate is this estimate for Rochelle At Newton?

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

Median error
8.9%

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.

2.17% gross yield

S$58,800 of rent a year against the estimate above · 1.63 points below flats like it

Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 15 of them.

In the core central region, leasehold flats with 80 to 89 years of lease left yield 3.80%, from 22 projects.

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 sqft3Non-landed PropertiesS$8,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,900
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,900
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,700
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,700
Q2 20261800-1900 sqft4Non-landed PropertiesS$9,100

median of 15 URA rental contracts at Rochelle At Newton within a quarter of 126 sqm, since 2025Q4.

Buying or selling at S$2,714,361?

Buying: Stamp duty on S$2,714,361 · Cash and CPF needed on S$2,714,361 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,714,361.

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

Primary schools near 188 Keng Lee 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
Jul 2026
Rochelle At Newton · 06-10 · Condominium · 81 years left
1,012 sqftS$2,025,000S$2,001 psf
May 2026
Rochelle At Newton · 06-10 · Condominium · 81 years left
1,012 sqftS$2,018,000S$1,994 psf
May 2026
Rochelle At Newton · 06-10 · Condominium · 81 years left
1,356 sqftS$2,720,000S$2,006 psf
Apr 2026
Rochelle At Newton · 16-20 · Condominium · 81 years left
1,507 sqftS$2,820,000S$1,871 psf
Mar 2026
Rochelle At Newton · 11-15 · Condominium · 81 years left
1,012 sqftS$1,985,000S$1,962 psf
Dec 2025
Rochelle At Newton · 11-15 · Condominium · 81 years left
1,012 sqftS$1,965,000S$1,942 psf
Nov 2025
Rochelle At Newton · 16-20 · Condominium · 81 years left
1,356 sqftS$2,750,000S$2,028 psf
Jul 2025
Rochelle At Newton · 06-10 · Condominium · 82 years left
1,356 sqftS$2,580,000S$1,902 psf
Jun 2025
Rochelle At Newton · 01-05 · Condominium · 82 years left
1,701 sqftS$3,450,000S$2,029 psf
Mar 2025
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,905 sqftS$3,820,000S$2,005 psf
Mar 2025
Rochelle At Newton · 11-15 · Condominium · 82 years left
1,356 sqftS$2,638,888S$1,946 psf
Feb 2025
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,012 sqftS$1,945,000S$1,922 psf
Feb 2025
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,862 sqftS$3,550,000S$1,906 psf
Feb 2025
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,744 sqftS$3,460,000S$1,984 psf
Dec 2024
Rochelle At Newton · 21-25 · Condominium · 82 years left
1,862 sqftS$3,515,456S$1,888 psf
Nov 2024
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,539 sqftS$2,740,000S$1,780 psf
Oct 2024
Rochelle At Newton · 21-25 · Condominium · 82 years left
1,744 sqftS$3,450,000S$1,978 psf
Oct 2024
Rochelle At Newton · 21-25 · Condominium · 82 years left
1,744 sqftS$3,200,000S$1,835 psf
Sept 2024
Rochelle At Newton · 16-20 · Condominium · 82 years left
1,356 sqftS$2,600,000S$1,917 psf
Aug 2024
Rochelle At Newton · 26-30 · Condominium · 82 years left
2,293 sqftS$3,450,000S$1,505 psf
Aug 2024
Rochelle At Newton · 11-15 · Condominium · 82 years left
1,356 sqftS$2,600,000S$1,917 psf
Apr 2024
Rochelle At Newton · 21-25 · Condominium · 83 years left
1,012 sqftS$1,940,000S$1,917 psf
Feb 2024
Rochelle At Newton · 01-05 · Condominium · 83 years left
1,432 sqftS$2,600,000S$1,816 psf
Jan 2024
Rochelle At Newton · 21-25 · Condominium · 83 years left
1,787 sqftS$3,380,000S$1,892 psf
Dec 2023
Rochelle At Newton · 21-25 · Condominium · 83 years left
1,012 sqftS$1,938,000S$1,915 psf
Nov 2023
Rochelle At Newton · 21-25 · Condominium · 83 years left
1,507 sqftS$2,731,000S$1,812 psf
Aug 2023
Rochelle At Newton · 01-05 · Condominium · 83 years left
2,164 sqftS$3,080,000S$1,424 psf
Mar 2023
Rochelle At Newton · 01-05 · Condominium · 84 years left
2,314 sqftS$3,250,000S$1,404 psf
Oct 2022
Rochelle At Newton · 06-10 · Condominium · 84 years left
1,012 sqftS$1,800,000S$1,779 psf
Sept 2022
Rochelle At Newton · 11-15 · Condominium · 84 years left
1,012 sqftS$1,810,000S$1,789 psf
Jul 2022
Rochelle At Newton · 06-10 · Condominium · 85 years left
1,475 sqftS$2,600,000S$1,763 psf
Mar 2022
Rochelle At Newton · 16-20 · Condominium · 85 years left
1,862 sqftS$3,400,000S$1,826 psf
Mar 2022
Rochelle At Newton · 06-10 · Condominium · 85 years left
1,507 sqftS$2,540,000S$1,686 psf
Feb 2022
Rochelle At Newton · 16-20 · Condominium · 85 years left
1,012 sqftS$1,830,000S$1,809 psf
Jan 2022
Rochelle At Newton · 11-15 · Condominium · 85 years left
1,012 sqftS$1,802,000S$1,781 psf
Nov 2021
Rochelle At Newton · 16-20 · Condominium · 85 years left
1,356 sqftS$2,300,000S$1,696 psf
Nov 2021
Rochelle At Newton · 11-15 · Condominium · 85 years left
1,744 sqftS$2,938,000S$1,685 psf
Oct 2021
Rochelle At Newton · 11-15 · Condominium · 85 years left
1,356 sqftS$2,238,000S$1,650 psf
See more

Showing 38 of 39.

Sale prices as filed in caveats.

Where the lease takes this

About 80 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 years75 yearsS$2,491,678S$2,730,845S$2,751,014S$3,031,507
10 years70 yearsS$2,361,853S$2,837,025S$2,879,085S$3,496,119
20 years60 yearsS$2,209,192S$3,187,528S$3,282,742S$4,840,611

On a flat market the lease alone costs 19% over 20 years. Prices would need to rise about 1.03% 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.