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apartment · 328396

Opal Suites

Project page · Freehold

Indicative value range
S$709,674 – S$810,490
Indicative mid S$742,242 · S$1,642 psf

Based on 42 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
Oct 2026Riverbay · 531 m06-10517 sqftS$770,000S$1,490 psf×1.000S$1,490 psf
Sept 2026Suites @ Topaz · 270 m01-05377 sqftS$650,000S$1,725 psf×1.000S$1,725 psf
Aug 2026City Regency · 405 m11-15484 sqftS$785,000S$1,621 psf×1.000S$1,621 psf
Aug 2026Riverbay · 531 m11-15517 sqftS$830,000S$1,606 psf×1.000S$1,606 psf
Jun 2026Airstream · 363 m01-05334 sqftS$605,000S$1,813 psf×1.000S$1,813 psf
Jun 2026Riverbay · 531 m16-20517 sqftS$780,000S$1,510 psf×1.000S$1,510 psf
May 2026Jui Residences · 189 m06-10463 sqftS$908,888S$1,964 psf×1.000S$1,964 psf
May 2026Riverbay · 531 m21-25388 sqftS$660,000S$1,703 psf×1.000S$1,703 psf
May 202618 Woodsville · 250 m11-15495 sqftS$895,000S$1,808 psf×1.000S$1,808 psf
Apr 2026Vetro · 526 m16-20474 sqftS$765,000S$1,615 psf×1.000S$1,615 psf
Apr 2026Riverbay · 531 m16-20388 sqftS$640,000S$1,652 psf×1.000S$1,652 psf
Apr 202618 Woodsville · 250 m06-10495 sqftS$890,000S$1,797 psf×1.000S$1,797 psf
Mar 2026Airstream · 363 m01-05495 sqftS$725,000S$1,464 psf×0.988S$1,447 psf
Mar 2026Riviera 38 · 434 m16-20452 sqftS$735,888S$1,628 psf×0.988S$1,609 psf
Mar 2026Riverbay · 531 m16-20388 sqftS$650,000S$1,677 psf×0.988S$1,658 psf
Jan 2026Suites @ Topaz · 270 m01-05388 sqftS$675,000S$1,742 psf×0.988S$1,721 psf
Nov 2025Suites @ Topaz · 270 m01-05388 sqftS$660,000S$1,703 psf×0.996S$1,696 psf
Nov 2025City Regency · 405 m06-10484 sqftS$785,000S$1,621 psf×0.996S$1,614 psf
Oct 2025Riverbay · 531 m21-25517 sqftS$798,000S$1,545 psf×0.996S$1,538 psf
Sept 2025Airstream · 363 m01-05474 sqftS$740,000S$1,562 psf×1.003S$1,567 psf
Sept 2025Airstream · 363 m01-05474 sqftS$720,000S$1,520 psf×1.003S$1,525 psf
Sept 2025City Regency · 405 m11-15484 sqftS$743,000S$1,534 psf×1.003S$1,539 psf
Sept 2025City Regency · 405 m01-05484 sqftS$750,000S$1,548 psf×1.003S$1,553 psf
Aug 2025Myra · 345 m06-10474 sqftS$1,150,000S$2,428 psf×1.003S$2,436 psf
Aug 202518 Woodsville · 250 m06-10495 sqftS$895,000S$1,808 psf×1.003S$1,813 psf
Jul 2025Riviera 38 · 434 m16-20549 sqftS$880,000S$1,603 psf×1.003S$1,608 psf
Jul 2025Riviera 38 · 434 m06-10549 sqftS$720,000S$1,312 psf×1.003S$1,316 psf
Jun 2025Opal Suites06-10452 sqftS$708,000S$1,566 psf×1.006S$1,576 psf
Jun 202518 Woodsville · 250 m11-15495 sqftS$908,888S$1,836 psf×1.006S$1,847 psf
Jun 202518 Woodsville · 250 m01-05495 sqftS$875,000S$1,767 psf×1.006S$1,778 psf
Jun 2025M66 · 337 m01-05517 sqftS$805,000S$1,558 psf×1.006S$1,568 psf
Apr 2025Opal Suites01-05409 sqftS$666,666S$1,630 psf×1.006S$1,640 psf
Mar 2025Leicester Suites · 322 m06-10452 sqftS$895,000S$1,980 psf×0.995S$1,970 psf
Mar 2025Riverbay · 531 m21-25388 sqftS$640,000S$1,652 psf×0.995S$1,644 psf
Feb 2025Jui Residences · 189 m06-10431 sqftS$840,888S$1,953 psf×0.995S$1,944 psf
Feb 2025Airstream · 363 m06-10409 sqftS$680,000S$1,662 psf×0.995S$1,654 psf
Jan 202518 Woodsville · 250 m01-05495 sqftS$885,000S$1,787 psf×0.995S$1,779 psf
Dec 2024Airstream · 363 m11-15495 sqftS$780,000S$1,575 psf×1.012S$1,594 psf
Dec 2024City Regency · 405 m01-05484 sqftS$730,000S$1,507 psf×1.012S$1,525 psf
Dec 2024Regent Residences · 476 m06-10409 sqftS$755,000S$1,846 psf×1.012S$1,868 psf
Nov 2024Airstream · 363 m11-15474 sqftS$740,000S$1,562 psf×1.012S$1,581 psf
Nov 202418 Woodsville · 250 m06-10495 sqftS$918,000S$1,854 psf×1.012S$1,876 psf

How accurate is this estimate for Opal Suites?

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.

4.00% gross yield

S$29,700 of rent a year against the estimate above · 0.85 points above flats like it

Leases signed here within a quarter of this size run about S$2,475 a month, the middle of 10 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
Q2 2026400-500 sqft1Non-landed PropertiesS$3,000
Q2 2026300-400 sqft1Non-landed PropertiesS$2,300
Q1 2026400-500 sqft1Non-landed PropertiesS$2,700
Q1 2026300-400 sqft1Non-landed PropertiesS$2,400
Q1 2026400-500 sqft1Non-landed PropertiesS$2,400
Q4 2025400-500 sqft1Non-landed PropertiesS$2,900
Q4 2025400-500 sqft1Non-landed PropertiesS$2,550
Q4 2025400-500 sqft1Non-landed PropertiesS$2,550

median of 10 URA rental contracts at Opal Suites within a quarter of 42 sqm, since 2025Q4.

Buying or selling at S$742,242?

Buying: Stamp duty on S$742,242 · Cash and CPF needed on S$742,242 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$742,242.

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

Primary schools near 1 Opal Crescent

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
Nov 2025
Opal Suites · 01-05 · Apartment
710 sqftS$1,020,000S$1,436 psf
Jun 2025
Opal Suites · 06-10 · Apartment
452 sqftS$708,000S$1,566 psf
Apr 2025
Opal Suites · 01-05 · Apartment
409 sqftS$666,666S$1,630 psf
Mar 2023
Opal Suites · 01-05 · Apartment
452 sqftS$655,000S$1,449 psf
Feb 2023
Opal Suites · 01-05 · Apartment
452 sqftS$660,000S$1,460 psf
Oct 2022
Opal Suites · 01-05 · Apartment
452 sqftS$650,000S$1,438 psf
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Showing 6 of 7.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.