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apartment · 328107

Pinnacle 16

Project page · Freehold

Indicative value range
S$1,041,259 – S$1,045,359
Indicative mid S$1,043,981 · S$1,763 psf

Based on 5 sales in this project, last 24 months. Search widened 2 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 2026Pinnacle 1611-15592 sqftS$1,130,000S$1,909 psf×1.000S$1,909 psf
May 2026Pinnacle 1606-10581 sqftS$1,025,000S$1,763 psf×1.000S$1,763 psf
May 2025Pinnacle 1601-05581 sqftS$1,016,000S$1,748 psf×1.006S$1,759 psf
May 2025Pinnacle 1616-20581 sqftS$1,020,000S$1,755 psf×1.006S$1,766 psf
Jan 2025Pinnacle 1611-15581 sqftS$1,010,000S$1,738 psf×0.995S$1,729 psf

How accurate is this estimate for Pinnacle 16?

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.

3.79% gross yield

S$39,600 of rent a year against the estimate above · 0.64 points above flats like it

Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 29 of them.

In the rest of the central region, freehold flats yield 3.15%, from 864 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 20261300-1400 sqft3Non-landed PropertiesS$5,400
Q3 2026500-600 sqft1Non-landed PropertiesS$3,400
Q3 2026500-600 sqft1Non-landed PropertiesS$3,400
Q3 2026500-600 sqft1Non-landed PropertiesS$3,400
Q3 2026500-600 sqft1Non-landed PropertiesS$3,400
Q3 2026500-600 sqft1Non-landed PropertiesS$3,300
Q3 2026500-600 sqft1Non-landed PropertiesS$3,300
Q3 2026500-600 sqft1Non-landed PropertiesS$3,200

median of 29 URA rental contracts at Pinnacle 16 within a quarter of 55 sqm, since 2025Q4.

Buying or selling at S$1,043,981?

Buying: Stamp duty on S$1,043,981 · Cash and CPF needed on S$1,043,981 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,043,981.

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

Primary schools near 16 Shan 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
Sept 2026
Pinnacle 16 · 11-15 · Apartment
592 sqftS$1,130,000S$1,909 psf
May 2026
Pinnacle 16 · 06-10 · Apartment
581 sqftS$1,025,000S$1,763 psf
May 2025
Pinnacle 16 · 16-20 · Apartment
581 sqftS$1,020,000S$1,755 psf
May 2025
Pinnacle 16 · 01-05 · Apartment
581 sqftS$1,016,000S$1,748 psf
Feb 2025
Pinnacle 16 · 16-20 · Apartment
1,259 sqftS$2,320,000S$1,842 psf
Jan 2025
Pinnacle 16 · 11-15 · Apartment
581 sqftS$1,010,000S$1,738 psf
Dec 2024
Pinnacle 16 · 06-10 · Apartment
926 sqftS$1,638,000S$1,769 psf
Aug 2024
Pinnacle 16 · 11-15 · Apartment
926 sqftS$1,500,000S$1,620 psf
Jul 2024
Pinnacle 16 · 16-20 · Apartment
592 sqftS$1,045,000S$1,765 psf
Dec 2023
Pinnacle 16 · 16-20 · Apartment
1,582 sqftS$1,868,000S$1,181 psf
Oct 2023
Pinnacle 16 · 11-15 · Apartment
581 sqftS$985,000S$1,695 psf
Apr 2023
Pinnacle 16 · 06-10 · Apartment
592 sqftS$950,000S$1,605 psf
Feb 2023
Pinnacle 16 · 11-15 · Apartment
581 sqftS$970,000S$1,669 psf
Jul 2022
Pinnacle 16 · 01-05 · Apartment
1,324 sqftS$2,150,000S$1,624 psf
Jan 2022
Pinnacle 16 · 01-05 · Apartment
1,173 sqftS$1,600,000S$1,364 psf
Nov 2021
Pinnacle 16 · 01-05 · Apartment
592 sqftS$900,000S$1,520 psf
Nov 2021
Pinnacle 16 · 16-20 · Apartment
592 sqftS$910,000S$1,537 psf
Oct 2021
Pinnacle 16 · 11-15 · Apartment
581 sqftS$880,000S$1,514 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.