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apartment · 309330

Lion Towers

Project page · Freehold

Indicative value range
S$3,586,280 – S$4,550,535
Indicative mid S$3,950,730 · S$2,122 psf

Based on 91 sales in projects within 1 km, last 24 months. Search widened 3 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
Sept 2026The Spinnaker · 313 m06-101,389 sqftS$2,650,000S$1,908 psf×1.000S$1,908 psf
Sept 2026The Lincoln Residences · 348 m21-251,841 sqftS$4,550,000S$2,472 psf×1.000S$2,472 psf
Sept 2026The Lincoln Modern · 285 m01-051,378 sqftS$2,700,000S$1,960 psf×1.000S$1,960 psf
Sept 2026Miro · 437 m26-301,938 sqftS$3,780,000S$1,951 psf×1.000S$1,951 psf
Sept 202610 Evelyn · 531 m01-051,410 sqftS$3,080,000S$2,184 psf×1.000S$2,184 psf
Aug 2026Newton Imperial · 449 m16-201,711 sqftS$3,600,000S$2,103 psf×1.000S$2,103 psf
Jul 2026Viva · 186 m06-101,959 sqftS$5,387,250S$2,750 psf×1.000S$2,750 psf
Jul 2026Miro · 437 m01-051,701 sqftS$3,070,000S$1,805 psf×1.000S$1,805 psf
Jul 2026M21 · 773 m06-101,345 sqftS$2,750,000S$2,044 psf×1.000S$2,044 psf
Jun 2026Pavilion 11 · 931 m16-201,485 sqftS$3,130,000S$2,107 psf×1.000S$2,107 psf
Jun 2026Gilstead Mansion · 661 m01-051,636 sqftS$3,150,000S$1,925 psf×1.000S$1,925 psf
Jun 2026Miro · 437 m01-051,722 sqftS$2,900,000S$1,684 psf×1.000S$1,684 psf
Jun 2026Buckley Classique · 573 m01-051,399 sqftS$3,400,000S$2,430 psf×1.000S$2,430 psf
Jun 2026Trilight · 650 m16-202,099 sqftS$4,930,000S$2,349 psf×1.000S$2,349 psf
Jun 2026M21 · 773 m06-101,755 sqftS$3,380,000S$1,926 psf×1.000S$1,926 psf
May 2026Pavilion 11 · 931 m06-101,485 sqftS$3,100,000S$2,087 psf×1.000S$2,087 psf
May 2026Chancery Esquire · 981 m01-051,851 sqftS$3,620,000S$1,955 psf×1.000S$1,955 psf
Apr 2026Lion Towers06-101,862 sqftS$3,530,000S$1,896 psf×1.000S$1,896 psf
Apr 20268 Bassein · 835 m11-152,250 sqftS$2,750,000S$1,222 psf×1.000S$1,222 psf
Apr 2026Newton One · 707 m16-201,916 sqftS$4,800,000S$2,505 psf×1.000S$2,505 psf
Apr 202610 Evelyn · 531 m01-051,432 sqftS$3,200,000S$2,235 psf×1.000S$2,235 psf
Apr 2026Trilight · 650 m21-252,099 sqftS$5,000,000S$2,382 psf×1.000S$2,382 psf
Apr 2026M21 · 773 m16-201,755 sqftS$3,538,888S$2,017 psf×1.000S$2,017 psf
Mar 2026Park Infinia At Wee Nam · 246 m21-251,442 sqftS$3,420,000S$2,371 psf×1.018S$2,414 psf
Mar 2026D'Evelyn · 626 m01-051,378 sqftS$2,540,000S$1,844 psf×1.018S$1,877 psf
Mar 2026Derbyshire Heights · 56 m01-051,507 sqftS$2,800,000S$1,858 psf×1.018S$1,892 psf
Mar 2026Residences @ Evelyn · 647 m06-102,250 sqftS$5,600,000S$2,489 psf×1.018S$2,535 psf
Mar 2026Newton 21 · 569 m21-251,593 sqftS$3,600,000S$2,260 psf×1.018S$2,301 psf
Feb 2026The Lincoln Modern · 285 m11-151,378 sqftS$2,810,000S$2,040 psf×1.018S$2,077 psf
Jan 2026Ikigai · 266 m01-051,916 sqftS$3,800,000S$1,983 psf×1.018S$2,020 psf
Jan 2026Gilstead Mansion · 661 m01-051,615 sqftS$2,800,000S$1,734 psf×1.018S$1,766 psf
Jan 2026Moulmein Court · 593 m06-101,647 sqftS$2,550,000S$1,548 psf×1.018S$1,577 psf
Jan 2026Viva · 186 m16-201,345 sqftS$3,750,000S$2,787 psf×1.018S$2,838 psf
Dec 2025Park Infinia At Wee Nam · 246 m06-101,442 sqftS$3,620,000S$2,510 psf×1.024S$2,570 psf
Dec 2025Viva · 186 m06-101,324 sqftS$3,750,000S$2,832 psf×1.024S$2,901 psf
Dec 2025Cavenagh Court · 778 m01-051,819 sqftS$3,600,000S$1,979 psf×1.024S$2,027 psf
Nov 2025Park Infinia At Wee Nam · 246 m01-051,442 sqftS$3,530,000S$2,447 psf×1.024S$2,506 psf
Nov 2025Park Infinia At Wee Nam · 246 m01-051,464 sqftS$3,550,000S$2,425 psf×1.024S$2,483 psf
Nov 2025Ikigai · 266 m01-051,496 sqftS$2,950,000S$1,972 psf×1.024S$2,019 psf
Nov 2025Miro · 437 m11-151,345 sqftS$2,200,000S$1,635 psf×1.024S$1,674 psf
Nov 2025The Springs · 321 m16-201,399 sqftS$2,800,000S$2,001 psf×1.024S$2,049 psf
Oct 20258 Bassein · 835 m11-152,250 sqftS$2,650,000S$1,178 psf×1.024S$1,206 psf
Oct 2025Trilight · 650 m11-152,099 sqftS$4,880,000S$2,325 psf×1.024S$2,381 psf
Sept 2025Park Infinia At Wee Nam · 246 m06-102,002 sqftS$4,880,000S$2,437 psf×0.988S$2,409 psf
Sept 2025Pavilion 11 · 931 m01-051,485 sqftS$3,008,888S$2,026 psf×0.988S$2,002 psf
Sept 2025Suites @ Newton · 403 m16-201,324 sqftS$2,050,000S$1,548 psf×0.988S$1,530 psf
Sept 2025Mandalay Mansion · 922 m11-152,088 sqftS$2,828,888S$1,355 psf×0.988S$1,339 psf
Aug 2025Park Infinia At Wee Nam · 246 m26-301,421 sqftS$3,750,000S$2,639 psf×0.988S$2,609 psf
Aug 2025The Lincoln Residences · 348 m16-201,981 sqftS$4,380,000S$2,212 psf×0.988S$2,186 psf
Aug 2025Gloucester Mansions · 632 m16-202,045 sqftS$4,390,000S$2,147 psf×0.988S$2,122 psf
Aug 2025Residences @ Evelyn · 647 m11-151,539 sqftS$3,950,000S$2,566 psf×0.988S$2,536 psf
Jul 2025The Spinnaker · 313 m06-101,378 sqftS$2,600,000S$1,887 psf×0.988S$1,865 psf
Jul 2025Park Infinia At Wee Nam · 246 m21-251,432 sqftS$3,800,000S$2,654 psf×0.988S$2,624 psf
Jul 2025Park Infinia At Wee Nam · 246 m26-301,410 sqftS$3,780,000S$2,681 psf×0.988S$2,650 psf
Jul 2025Park Infinia At Wee Nam · 246 m11-151,464 sqftS$3,640,000S$2,487 psf×0.988S$2,458 psf
Jul 2025The Lincoln Residences · 348 m06-101,841 sqftS$4,200,000S$2,282 psf×0.988S$2,255 psf
Jul 2025The Lincoln Modern · 285 m21-251,410 sqftS$2,980,000S$2,113 psf×0.988S$2,089 psf
Jul 2025Cavenagh Court · 778 m01-051,819 sqftS$3,500,000S$1,924 psf×0.988S$1,902 psf
Jun 2025Pullman Residences Newton · 730 m01-051,378 sqftS$4,100,000S$2,976 psf×1.005S$2,991 psf
Jun 2025Park Infinia At Wee Nam · 246 m21-251,690 sqftS$4,080,000S$2,414 psf×1.005S$2,426 psf
Jun 2025Gilstead Court · 649 m-1,464 sqftS$2,998,000S$2,048 psf×1.005S$2,058 psf
Jun 2025Residences @ Evelyn · 647 m26-301,528 sqftS$4,000,000S$2,617 psf×1.005S$2,630 psf
May 2025Viva · 186 m01-051,991 sqftS$5,180,000S$2,601 psf×1.005S$2,614 psf
May 2025Viva · 186 m01-051,959 sqftS$5,020,000S$2,562 psf×1.005S$2,575 psf
May 2025Residences @ Evelyn · 647 m21-251,528 sqftS$3,818,000S$2,498 psf×1.005S$2,510 psf
Apr 2025Park Infinia At Wee Nam · 246 m01-051,464 sqftS$3,380,000S$2,309 psf×1.005S$2,320 psf
Apr 2025Park Infinia At Wee Nam · 246 m11-151,690 sqftS$3,760,000S$2,225 psf×1.005S$2,236 psf
Apr 2025Viva · 186 m16-201,345 sqftS$3,600,000S$2,676 psf×1.005S$2,689 psf
Apr 2025Mandale Heights · 993 m11-151,345 sqftS$2,560,000S$1,903 psf×1.005S$1,912 psf
Mar 2025The Spinnaker · 313 m06-101,313 sqftS$2,380,000S$1,812 psf×1.035S$1,876 psf
Mar 2025Gilstead 38 · 705 m01-051,959 sqftS$2,620,000S$1,337 psf×1.035S$1,385 psf
Mar 2025Newton 21 · 569 m21-252,411 sqftS$3,980,000S$1,651 psf×1.035S$1,709 psf
Feb 2025Pavilion 11 · 931 m16-201,485 sqftS$2,985,000S$2,010 psf×1.035S$2,080 psf
Feb 2025Pavilion 11 · 931 m06-101,485 sqftS$3,000,000S$2,020 psf×1.035S$2,091 psf
Feb 2025Trilight · 650 m11-152,099 sqftS$4,800,000S$2,287 psf×1.035S$2,367 psf
Jan 2025Lincoln Suites · 290 m06-101,561 sqftS$3,450,000S$2,210 psf×1.035S$2,288 psf
Jan 2025The Lincoln Residences · 348 m21-251,410 sqftS$3,275,000S$2,323 psf×1.035S$2,404 psf
Jan 2025Viva · 186 m06-101,518 sqftS$3,980,000S$2,622 psf×1.035S$2,715 psf
Jan 2025Viva · 186 m16-201,528 sqftS$4,220,000S$2,761 psf×1.035S$2,858 psf
Jan 2025Buckley Classique · 573 m01-051,399 sqftS$3,150,000S$2,251 psf×1.035S$2,330 psf
Dec 2024Lucida · 220 m16-201,324 sqftS$2,368,000S$1,789 psf×1.043S$1,866 psf
Dec 2024The Lincoln Residences · 348 m26-302,088 sqftS$4,100,000S$1,963 psf×1.043S$2,048 psf
Dec 2024Pavilion 11 · 931 m16-201,485 sqftS$3,240,000S$2,181 psf×1.043S$2,276 psf
Dec 2024Cavenagh Court · 778 m06-101,862 sqftS$3,650,000S$1,960 psf×1.043S$2,045 psf
Dec 2024Mandalay Mansion · 922 m06-102,088 sqftS$2,800,000S$1,341 psf×1.043S$1,399 psf
Dec 2024The Hermitage · 961 m06-102,067 sqftS$2,400,000S$1,161 psf×1.043S$1,212 psf
Nov 2024Pavilion 11 · 931 m26-301,485 sqftS$3,200,000S$2,154 psf×1.043S$2,248 psf
Nov 2024Pavilion 11 · 931 m01-051,485 sqftS$3,080,000S$2,073 psf×1.043S$2,163 psf
Nov 2024The Lincoln Modern · 285 m06-101,378 sqftS$2,800,000S$2,032 psf×1.043S$2,120 psf
Nov 2024Trilight · 650 m21-252,099 sqftS$4,860,000S$2,315 psf×1.043S$2,416 psf
Nov 2024Trilight · 650 m11-152,099 sqftS$5,010,000S$2,387 psf×1.043S$2,490 psf

How accurate is this estimate for Lion Towers?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.67% gross yield

S$66,000 of rent a year against the estimate above · 0.96 points below flats like it

Leases signed here within a quarter of this size run about S$5,500 a month, the middle of 13 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 20261800-1900 sqft—Non-landed PropertiesS$5,700
Q3 20261800-1900 sqft—Non-landed PropertiesS$5,600
Q3 20261800-1900 sqft—Non-landed PropertiesS$5,450
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,500
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,500
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,200
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,000
Q2 20261800-1900 sqft—Non-landed PropertiesS$5,000

median of 13 URA rental contracts at Lion Towers within a quarter of 173 sqm, since 2025Q4.

Buying or selling at S$3,950,730?

Buying: Stamp duty on S$3,950,730 · Cash and CPF needed on S$3,950,730 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,950,730.

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

Primary schools near 2 Essex 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
Apr 2026
Lion Towers · 06-10 · Apartment
1,862 sqftS$3,530,000S$1,896 psf
Oct 2023
Lion Towers · 06-10 · Apartment
1,862 sqftS$3,300,000S$1,772 psf
Mar 2023
Lion Towers · 01-05 · Apartment
1,862 sqftS$3,230,000S$1,735 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.