homequant
apartment · 329550

Iresidences

Project page · Freehold

Indicative value range
S$2,336,299 – S$2,611,577
Indicative mid S$2,488,431 · S$1,872 psf

Based on 4 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
May 2026Iresidences21-251,066 sqftS$1,900,000S$1,783 psf×1.000S$1,783 psf
May 2026Iresidences21-251,313 sqftS$2,575,000S$1,961 psf×1.000S$1,961 psf
Sept 2025Iresidences21-251,345 sqftS$2,650,000S$1,970 psf×1.003S$1,976 psf
Jan 2025Iresidences06-101,066 sqftS$1,800,000S$1,689 psf×0.995S$1,681 psf

How accurate is this estimate for Iresidences?

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.

2.22% gross yield

S$55,200 of rent a year against the estimate above · 0.93 points below flats like it

Leases signed here within a quarter of this size run about S$4,600 a month, the middle of 31 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$6,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,000
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,500
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,500

median of 31 URA rental contracts at Iresidences within a quarter of 123.5 sqm, since 2025Q4.

Buying or selling at S$2,488,431?

Buying: Stamp duty on S$2,488,431 · Cash and CPF needed on S$2,488,431 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,488,431.

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

Primary schools near 20 Irrawaddy 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
May 2026
Iresidences · 21-25 · Apartment
1,313 sqftS$2,575,000S$1,961 psf
May 2026
Iresidences · 21-25 · Apartment
1,066 sqftS$1,900,000S$1,783 psf
Sept 2025
Iresidences · 21-25 · Apartment
1,345 sqftS$2,650,000S$1,970 psf
Jan 2025
Iresidences · 06-10 · Apartment
1,066 sqftS$1,800,000S$1,689 psf
Dec 2023
Iresidences · 06-10 · Apartment
1,345 sqftS$2,550,000S$1,895 psf
Jun 2023
Iresidences · 16-20 · Apartment
1,345 sqftS$2,550,000S$1,895 psf
May 2023
Iresidences · 11-15 · Apartment
980 sqftS$1,560,000S$1,593 psf
Jun 2022
Iresidences · 01-05 · Apartment
980 sqftS$1,550,000S$1,582 psf
Feb 2022
Iresidences · 01-05 · Apartment
980 sqftS$1,550,000S$1,582 psf
Jan 2022
Iresidences · 11-15 · Apartment
1,345 sqftS$2,180,000S$1,620 psf
Nov 2021
Iresidences · 26-30 · Apartment
3,746 sqftS$4,470,000S$1,193 psf
Oct 2021
Iresidences · 11-15 · Apartment
1,345 sqftS$2,088,000S$1,552 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.