homequant
condo · 329111

De Royale

Project page · Freehold

Indicative value range
S$2,379,421 – S$2,480,132
Indicative mid S$2,420,000 · S$1,922 psf

Based on 5 sales in this project, last 12 months. Search widened 1 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
Jul 2026De Royale06-101,259 sqftS$2,420,000S$1,922 psf×1.000S$1,922 psf
Jul 2026De Royale26-301,259 sqftS$2,500,000S$1,985 psf×1.000S$1,985 psf
Feb 2026De Royale31-351,281 sqftS$2,438,888S$1,904 psf×0.988S$1,882 psf
Dec 2025De Royale26-301,259 sqftS$2,490,000S$1,977 psf×0.996S$1,969 psf
Nov 2025De Royale06-101,259 sqftS$2,388,888S$1,897 psf×0.996S$1,889 psf

How accurate is this estimate for De Royale?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in De Royale since.

Median error
3.0%

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

A thin test: 5 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.

2.28% gross yield

S$55,200 of rent a year against the estimate above · 0.87 points below flats like it

Leases signed here within a quarter of this size run about S$4,600 a month, the middle of 49 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 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,900
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,800
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,800
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,800
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,800

median of 49 URA rental contracts at De Royale within a quarter of 117 sqm, since 2025Q4.

Buying or selling at S$2,420,000?

Buying: Stamp duty on S$2,420,000 · Cash and CPF needed on S$2,420,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,420,000.

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

Primary schools near 31 Jalan Rama Rama

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
De Royale · 26-30 · Condominium
1,259 sqftS$2,500,000S$1,985 psf
Jul 2026
De Royale · 06-10 · Condominium
1,259 sqftS$2,420,000S$1,922 psf
Feb 2026
De Royale · 31-35 · Condominium
1,281 sqftS$2,438,888S$1,904 psf
Dec 2025
De Royale · 26-30 · Condominium
1,259 sqftS$2,490,000S$1,977 psf
Nov 2025
De Royale · 06-10 · Condominium
1,259 sqftS$2,388,888S$1,897 psf
Aug 2025
De Royale · 01-05 · Condominium
1,055 sqftS$1,830,000S$1,735 psf
Aug 2025
De Royale · 01-05 · Condominium
1,259 sqftS$2,340,000S$1,858 psf
Jun 2025
De Royale · 31-35 · Condominium
1,281 sqftS$2,500,000S$1,952 psf
Feb 2025
De Royale · 31-35 · Condominium
1,281 sqftS$2,560,000S$1,999 psf
Feb 2025
De Royale · 26-30 · Condominium
1,259 sqftS$2,310,000S$1,834 psf
Mar 2024
De Royale · 06-10 · Condominium
1,259 sqftS$2,275,000S$1,806 psf
Oct 2023
De Royale · 31-35 · Condominium
1,281 sqftS$2,430,000S$1,897 psf
Jun 2023
De Royale · 06-10 · Condominium
1,259 sqftS$2,200,000S$1,747 psf
Oct 2022
De Royale · 16-20 · Condominium
1,055 sqftS$1,680,000S$1,593 psf
Feb 2022
De Royale · 11-15 · Condominium
1,281 sqftS$1,870,000S$1,460 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.