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apartment · 329682

The Mezzo

Project page · Freehold

Indicative value range
S$1,435,624 – S$1,500,949
Indicative mid S$1,468,000 · S$1,748 psf

Based on 3 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
Apr 2026The Mezzo11-15840 sqftS$1,468,000S$1,748 psf×1.000S$1,748 psf
Jan 2026The Mezzo16-20840 sqftS$1,420,000S$1,691 psf×0.988S$1,671 psf
Dec 2025The Mezzo21-25840 sqftS$1,540,000S$1,834 psf×0.996S$1,827 psf

How accurate is this estimate for The Mezzo?

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

Median error
6.6%

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.

3.11% gross yield

S$45,600 of rent a year against the estimate above · 0.04 points below flats like it

Leases signed here within a quarter of this size run about S$3,800 a month, the middle of 76 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 2026800-900 sqft2Non-landed PropertiesS$4,700
Q3 2026800-900 sqft2Non-landed PropertiesS$4,290
Q3 2026800-900 sqft2Non-landed PropertiesS$4,290
Q3 2026800-900 sqft2Non-landed PropertiesS$4,000
Q3 2026800-900 sqft2Non-landed PropertiesS$3,900
Q3 2026800-900 sqft2Non-landed PropertiesS$3,900
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800
Q3 2026800-900 sqft2Non-landed PropertiesS$3,800

median of 76 URA rental contracts at The Mezzo within a quarter of 78 sqm, since 2025Q4.

Buying or selling at S$1,468,000?

Buying: Stamp duty on S$1,468,000 · Cash and CPF needed on S$1,468,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,468,000.

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

Primary schools near 205 Balestier 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
The Mezzo · 11-15 · Apartment
560 sqftS$885,000S$1,581 psf
Apr 2026
The Mezzo · 11-15 · Apartment
840 sqftS$1,468,000S$1,748 psf
Mar 2026
The Mezzo · 16-20 · Apartment
560 sqftS$900,000S$1,608 psf
Jan 2026
The Mezzo · 16-20 · Apartment
840 sqftS$1,420,000S$1,691 psf
Dec 2025
The Mezzo · 21-25 · Apartment
840 sqftS$1,540,000S$1,834 psf
Aug 2025
The Mezzo · 26-30 · Apartment
1,625 sqftS$1,700,000S$1,046 psf
Apr 2025
The Mezzo · 21-25 · Apartment
840 sqftS$1,500,000S$1,787 psf
Mar 2025
The Mezzo · 16-20 · Apartment
840 sqftS$1,388,888S$1,654 psf
Oct 2024
The Mezzo · 26-30 · Apartment
840 sqftS$1,400,000S$1,667 psf
Oct 2024
The Mezzo · 21-25 · Apartment
840 sqftS$1,428,888S$1,702 psf
Jun 2024
The Mezzo · 06-10 · Apartment
560 sqftS$860,000S$1,536 psf
Apr 2024
The Mezzo · 11-15 · Apartment
840 sqftS$1,375,800S$1,639 psf
Apr 2024
The Mezzo · 21-25 · Apartment
840 sqftS$1,400,000S$1,667 psf
Feb 2024
The Mezzo · 16-20 · Apartment
560 sqftS$920,000S$1,644 psf
Feb 2024
The Mezzo · 16-20 · Apartment
560 sqftS$885,000S$1,581 psf
Nov 2023
The Mezzo · 21-25 · Apartment
560 sqftS$898,000S$1,604 psf
Oct 2023
The Mezzo · 06-10 · Apartment
excluded: outlier
840 sqftS$1,350,000S$1,608 psf
May 2023
The Mezzo · 21-25 · Apartment
775 sqftS$1,280,000S$1,652 psf
Mar 2023
The Mezzo · 06-10 · Apartment
1,012 sqftS$1,480,000S$1,463 psf
Mar 2023
The Mezzo · 16-20 · Apartment
840 sqftS$1,380,000S$1,644 psf
Sept 2022
The Mezzo · 16-20 · Apartment
560 sqftS$835,000S$1,492 psf
Aug 2022
The Mezzo · 16-20 · Apartment
840 sqftS$1,320,000S$1,572 psf
Aug 2022
The Mezzo · 21-25 · Apartment
840 sqftS$1,320,000S$1,572 psf
Jun 2022
The Mezzo · 11-15 · Apartment
840 sqftS$1,297,000S$1,545 psf
Jan 2022
The Mezzo · 16-20 · Apartment
840 sqftS$1,300,000S$1,548 psf
Nov 2021
The Mezzo · 16-20 · Apartment
840 sqftS$1,285,000S$1,531 psf
Oct 2021
The Mezzo · 26-30 · Apartment
840 sqftS$1,278,888S$1,523 psf
Oct 2021
The Mezzo · 11-15 · Apartment
840 sqftS$1,240,000S$1,477 psf
See more

Showing 28 of 29.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.