homequant
apartment · 319771

Oleander Towers

Project page · 99-year lease from 1995

Indicative value range
S$1,808,969 – S$1,859,883
Indicative mid S$1,833,133 · S$1,592 psf

Based on 4 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
Aug 2026Oleander Towers11-151,141 sqftS$1,880,000S$1,648 psf×1.000S$1,648 psf
Jul 2026Oleander Towers06-10861 sqftS$1,360,000S$1,579 psf×1.000S$1,579 psf
Jun 2026Oleander Towers21-25861 sqftS$1,330,000S$1,545 psf×1.000S$1,545 psf
May 2026Oleander Towers06-101,141 sqftS$1,830,000S$1,604 psf×1.000S$1,604 psf

How accurate is this estimate for Oleander Towers?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in Oleander Towers since.

Median error
4.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

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

2.62% gross yield

S$48,000 of rent a year against the estimate above · 0.54 points below flats like it

Leases signed here within a quarter of this size run about S$4,000 a month, the middle of 36 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 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 20262500-2600 sqft4Non-landed PropertiesS$6,200
Q3 20262500-2600 sqft4Non-landed PropertiesS$6,200
Q3 20261400-1500 sqft3Non-landed PropertiesS$5,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,450

median of 36 URA rental contracts at Oleander Towers within a quarter of 107 sqm, since 2025Q4.

Buying or selling at S$1,833,133?

Buying: Stamp duty on S$1,833,133 · Cash and CPF needed on S$1,833,133 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,833,133.

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

Primary schools near 911 Lorong 1 Toa Payoh

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
Aug 2026
Oleander Towers · 11-15 · Apartment · 67 years left
1,141 sqftS$1,880,000S$1,648 psf
Jul 2026
Oleander Towers · 06-10 · Apartment · 68 years left
861 sqftS$1,360,000S$1,579 psf
Jun 2026
Oleander Towers · 21-25 · Apartment · 68 years left
861 sqftS$1,330,000S$1,545 psf
May 2026
Oleander Towers · 06-10 · Apartment · 68 years left
1,141 sqftS$1,830,000S$1,604 psf
Mar 2026
Oleander Towers · 11-15 · Apartment · 68 years left
1,152 sqftS$1,855,000S$1,611 psf
Feb 2026
Oleander Towers · 16-20 · Apartment · 68 years left
1,152 sqftS$1,860,000S$1,615 psf
Nov 2025
Oleander Towers · 21-25 · Apartment · 68 years left
1,152 sqftS$1,900,000S$1,650 psf
Nov 2025
Oleander Towers · 16-20 · Apartment · 68 years left
893 sqftS$1,400,000S$1,567 psf
Nov 2025
Oleander Towers · 11-15 · Apartment · 68 years left
1,152 sqftS$1,880,000S$1,632 psf
Oct 2025
Oleander Towers · 06-10 · Apartment · 68 years left
1,464 sqftS$2,408,000S$1,645 psf
Oct 2025
Oleander Towers · 06-10 · Apartment · 68 years left
1,453 sqftS$2,300,000S$1,583 psf
Oct 2025
Oleander Towers · 01-05 · Apartment · 68 years left
1,819 sqftS$2,600,000S$1,429 psf
Jul 2025
Oleander Towers · 11-15 · Apartment · 69 years left
1,152 sqftS$1,800,000S$1,563 psf
Jun 2025
Oleander Towers · 16-20 · Apartment · 69 years left
1,141 sqftS$1,800,000S$1,578 psf
Jun 2025
Oleander Towers · 06-10 · Apartment · 69 years left
1,152 sqftS$1,780,000S$1,545 psf
May 2025
Oleander Towers · 16-20 · Apartment · 69 years left
1,141 sqftS$1,715,000S$1,503 psf
May 2025
Oleander Towers · 11-15 · Apartment · 69 years left
893 sqftS$1,360,000S$1,522 psf
Apr 2025
Oleander Towers · 21-25 · Apartment · 69 years left
893 sqftS$1,400,000S$1,567 psf
Jan 2025
Oleander Towers · 21-25 · Apartment · 69 years left
excluded: outlier
1,141 sqftS$1,650,000S$1,446 psf
Nov 2024
Oleander Towers · 11-15 · Apartment · 69 years left
861 sqftS$1,390,000S$1,614 psf
Sept 2024
Oleander Towers · 16-20 · Apartment · 69 years left
1,141 sqftS$1,780,000S$1,560 psf
May 2024
Oleander Towers · 01-05 · Apartment · 70 years left
1,227 sqftS$1,740,000S$1,418 psf
Mar 2024
Oleander Towers · 01-05 · Apartment · 70 years left
1,152 sqftS$1,700,000S$1,476 psf
Mar 2024
Oleander Towers · 06-10 · Apartment · 70 years left
1,152 sqftS$1,700,000S$1,476 psf
Jan 2024
Oleander Towers · 01-05 · Apartment · 70 years left
1,152 sqftS$1,650,000S$1,433 psf
Jan 2024
Oleander Towers · 06-10 · Apartment · 70 years left
1,152 sqftS$1,680,000S$1,459 psf
Nov 2023
Oleander Towers · 21-25 · Apartment · 70 years left
893 sqftS$1,305,000S$1,461 psf
Oct 2023
Oleander Towers · 06-10 · Apartment · 70 years left
893 sqftS$1,220,000S$1,366 psf
Sept 2023
Oleander Towers · 16-20 · Apartment · 70 years left
893 sqftS$1,290,000S$1,444 psf
May 2023
Oleander Towers · 21-25 · Apartment · 71 years left
1,152 sqftS$1,550,000S$1,346 psf
Apr 2023
Oleander Towers · 16-20 · Apartment · 71 years left
1,152 sqftS$1,660,000S$1,441 psf
Apr 2023
Oleander Towers · 11-15 · Apartment · 71 years left
1,152 sqftS$1,550,000S$1,346 psf
Mar 2023
Oleander Towers · 16-20 · Apartment · 71 years left
861 sqftS$1,200,000S$1,394 psf
Feb 2023
Oleander Towers · 01-05 · Apartment · 71 years left
1,550 sqftS$2,080,000S$1,342 psf
Feb 2023
Oleander Towers · 16-20 · Apartment · 71 years left
893 sqftS$1,189,000S$1,331 psf
Dec 2022
Oleander Towers · 01-05 · Apartment · 71 years left
1,152 sqftS$1,330,000S$1,155 psf
Nov 2022
Oleander Towers · 06-10 · Apartment · 71 years left
1,141 sqftS$1,525,000S$1,337 psf
Oct 2022
Oleander Towers · 06-10 · Apartment · 71 years left
1,152 sqftS$1,500,000S$1,302 psf
Oct 2022
Oleander Towers · 16-20 · Apartment · 71 years left
1,141 sqftS$1,560,000S$1,367 psf
Sept 2022
Oleander Towers · 01-05 · Apartment · 71 years left
1,152 sqftS$1,378,000S$1,196 psf
Sept 2022
Oleander Towers · 16-20 · Apartment · 71 years left
1,152 sqftS$1,600,000S$1,389 psf
Jul 2022
Oleander Towers · 06-10 · Apartment · 72 years left
1,152 sqftS$1,400,000S$1,216 psf
Jun 2022
Oleander Towers · 06-10 · Apartment · 72 years left
1,141 sqftS$1,300,000S$1,139 psf
May 2022
Oleander Towers · 16-20 · Apartment · 72 years left
1,152 sqftS$1,400,000S$1,216 psf
May 2022
Oleander Towers · 11-15 · Apartment · 72 years left
1,152 sqftS$1,413,888S$1,228 psf
Mar 2022
Oleander Towers · 06-10 · Apartment · 72 years left
1,464 sqftS$1,880,000S$1,284 psf
Jan 2022
Oleander Towers · 21-25 · Apartment · 72 years left
1,152 sqftS$1,470,000S$1,276 psf
Dec 2021
Oleander Towers · 06-10 · Apartment · 72 years left
861 sqftS$970,000S$1,126 psf
Nov 2021
Oleander Towers · 11-15 · Apartment · 72 years left
861 sqftS$990,000S$1,150 psf
Nov 2021
Oleander Towers · 01-05 · Apartment · 72 years left
893 sqftS$1,025,000S$1,147 psf
Nov 2021
Oleander Towers · 01-05 · Apartment · 72 years left
1,755 sqftS$2,200,000S$1,254 psf
See more

Showing 51 of 52.

Sale prices as filed in caveats.

Where the lease takes this

About 67 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 flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years62 yearsS$1,753,765S$1,936,299S$2,133,724S$2,142,972
10 years57 yearsS$1,652,620S$2,014,535S$2,446,282S$2,467,534
20 years47 yearsS$1,467,963S$2,181,316S$3,216,489S$3,272,619

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.