homequant
apartment · 387946

Sixteen35 Residences

Project page · 99-year lease from 2018

Indicative value range
S$911,808 – S$1,004,500
Indicative mid S$953,515 · S$1,429 psf

Based on 4 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

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 2026Sixteen35 Residences06-10538 sqftS$850,000S$1,579 psf×1.000S$1,579 psf
Aug 2026Sixteen35 Residences01-05753 sqftS$1,005,000S$1,334 psf×1.000S$1,334 psf
Apr 2026Sixteen35 Residences01-05667 sqftS$988,000S$1,480 psf×1.000S$1,480 psf
Jan 2026Sixteen35 Residences06-10753 sqftS$1,050,000S$1,394 psf×0.988S$1,377 psf

How accurate is this estimate for Sixteen35 Residences?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Sixteen35 Residences since.

Median error
42.3%

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

A thin test: 4 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.

4.40% gross yield

S$42,000 of rent a year against the estimate above · 0.87 points above flats like it

Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 17 of them.

In the rest of the central region, leasehold flats with 90 to 99 years of lease left yield 3.53%, from 18 projects.

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 2026600-700 sqft2Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$4,000
Q3 2026600-700 sqft2Non-landed PropertiesS$3,350
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,700
Q3 2026400-500 sqft1Non-landed PropertiesS$2,700
Q2 2026500-600 sqft2Non-landed PropertiesS$3,800
Q2 2026700-800 sqft2Non-landed PropertiesS$3,500

median of 17 URA rental contracts at Sixteen35 Residences within a quarter of 62 sqm, since 2025Q4.

Buying or selling at S$953,515?

Buying: Stamp duty on S$953,515 · Cash and CPF needed on S$953,515 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$953,515.

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

Primary schools near 16 Lorong 35 Geylang

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
Oct 2026
Sixteen35 Residences · 06-10 · Apartment · 90 years left
538 sqftS$850,000S$1,579 psf
Aug 2026
Sixteen35 Residences · 01-05 · Apartment · 90 years left
753 sqftS$1,005,000S$1,334 psf
Apr 2026
Sixteen35 Residences · 01-05 · Apartment · 91 years left
667 sqftS$988,000S$1,480 psf
Jan 2026
Sixteen35 Residences · 06-10 · Apartment · 91 years left
753 sqftS$1,050,000S$1,394 psf
Mar 2025
Sixteen35 Residences · 06-10 · Apartment · 92 years left
463 sqftS$710,000S$1,534 psf
Aug 2024
Sixteen35 Residences · 01-05 · Apartment · 92 years left
743 sqftS$1,110,000S$1,495 psf
Aug 2024
Sixteen35 Residences · 01-05 · Apartment · 92 years left
624 sqftS$988,000S$1,583 psf
Aug 2024
Sixteen35 Residences · 06-10 · Apartment · 92 years left
624 sqftS$998,000S$1,599 psf
Jun 2024
Sixteen35 Residences · 06-10 · Apartment · 93 years left
743 sqftS$1,160,000S$1,562 psf
Jun 2024
Sixteen35 Residences · 01-05 · Apartment · 93 years left
797 sqftS$1,330,000S$1,670 psf
Apr 2024
Sixteen35 Residences · 01-05 · Apartment · 93 years left
797 sqftS$1,280,000S$1,607 psf
Dec 2023
Sixteen35 Residences · 06-10 · Apartment · 93 years left
538 sqftS$880,000S$1,635 psf
Dec 2023
Sixteen35 Residences · 06-10 · Apartment · 93 years left
624 sqftS$1,017,000S$1,629 psf
Nov 2023
Sixteen35 Residences · 06-10 · Apartment · 93 years left
667 sqftS$1,000,000S$1,498 psf
Aug 2023
Sixteen35 Residences · 01-05 · Apartment · 93 years left
753 sqftS$1,138,000S$1,510 psf
Jul 2023
Sixteen35 Residences · 06-10 · Apartment · 94 years left
538 sqftS$830,000S$1,542 psf
Mar 2023
Sixteen35 Residences · 06-10 · Apartment · 94 years left
570 sqftS$930,000S$1,630 psf
Feb 2023
Sixteen35 Residences · 06-10 · Apartment · 94 years left
753 sqftS$1,350,000S$1,792 psf
Jun 2022
Sixteen35 Residences · 06-10 · Apartment · 95 years left
624 sqftS$960,000S$1,538 psf

Sale prices as filed in caveats.

Where the lease takes this

About 90 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years85 yearsS$872,483S$963,292S$1,061,509S$1,066,110
10 years80 yearsS$810,324S$987,781S$1,199,478S$1,209,899
20 years70 yearsS$705,089S$1,047,725S$1,544,937S$1,571,897

On a flat market the lease alone costs 26% over 20 years. Prices would need to rise about 1.52% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.