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apartment · 388199

The Alcove

Project page · 99-year lease from 2000

Indicative value range
S$1,540,000 – S$1,570,001
Indicative mid S$1,562,856 · S$1,134 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

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Alcove01-051,378 sqftS$1,570,000S$1,140 psf×1.000S$1,140 psf
Sept 2026The Alcove01-051,432 sqftS$1,680,000S$1,174 psf×1.000S$1,174 psf
Apr 2026The Alcove01-051,378 sqftS$1,540,000S$1,118 psf×1.000S$1,118 psf
Mar 2026The Alcove06-101,453 sqftS$1,668,000S$1,148 psf×0.988S$1,134 psf
Dec 2025The Alcove01-051,432 sqftS$1,600,000S$1,118 psf×0.996S$1,113 psf

How accurate is this estimate for The Alcove?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in The Alcove since.

Median error
62.4%

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

A thin test: 6 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.

3.76% gross yield

S$58,800 of rent a year against the estimate above · 0.47 points above flats like it

Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 14 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 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 20261300-1400 sqft3Non-landed PropertiesS$4,900
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$2,100
Q2 20261400-1500 sqft3Non-landed PropertiesS$5,400
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,000
Q2 20261400-1500 sqft3Non-landed PropertiesS$4,700
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,600
Q1 20261300-1400 sqft3Non-landed PropertiesS$5,000

median of 14 URA rental contracts at The Alcove within a quarter of 128 sqm, since 2025Q4.

Buying or selling at S$1,562,856?

Buying: Stamp duty on S$1,562,856 · Cash and CPF needed on S$1,562,856 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,562,856.

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

Primary schools near 10 Lorong 27 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
Sept 2026
The Alcove · 01-05 · Apartment · 72 years left
1,378 sqftS$1,570,000S$1,140 psf
Sept 2026
The Alcove · 01-05 · Apartment · 72 years left
1,432 sqftS$1,680,000S$1,174 psf
Apr 2026
The Alcove · 01-05 · Apartment · 73 years left
1,378 sqftS$1,540,000S$1,118 psf
Mar 2026
The Alcove · 06-10 · Apartment · 73 years left
1,453 sqftS$1,668,000S$1,148 psf
Feb 2026
The Alcove · 06-10 · Apartment · 73 years left
2,379 sqftS$2,080,000S$874 psf
Dec 2025
The Alcove · 01-05 · Apartment · 73 years left
1,432 sqftS$1,600,000S$1,118 psf
Sept 2025
The Alcove · 01-05 · Apartment · 73 years left
1,550 sqftS$1,590,000S$1,026 psf
Feb 2025
The Alcove · 01-05 · Apartment · 74 years left
1,356 sqftS$1,575,000S$1,161 psf
Sept 2024
The Alcove · 06-10 · Apartment · 74 years left
1,378 sqftS$1,500,000S$1,089 psf
Jun 2024
The Alcove · 06-10 · Apartment · 75 years left
1,324 sqftS$1,458,000S$1,101 psf
May 2024
The Alcove · 06-10 · Apartment · 75 years left
1,292 sqftS$1,430,000S$1,107 psf
Mar 2024
The Alcove · 01-05 · Apartment · 75 years left
1,238 sqftS$1,360,000S$1,099 psf
Nov 2023
The Alcove · 06-10 · Apartment · 75 years left
1,087 sqftS$1,160,000S$1,067 psf
Sept 2023
The Alcove · 06-10 · Apartment · 75 years left
1,356 sqftS$1,530,000S$1,128 psf
Oct 2022
The Alcove · 01-05 · Apartment · 76 years left
1,378 sqftS$1,390,000S$1,009 psf
Sept 2022
The Alcove · 06-10 · Apartment · 76 years left
2,583 sqftS$2,050,000S$794 psf
Apr 2022
The Alcove · 01-05 · Apartment · 77 years left
1,270 sqftS$1,250,000S$984 psf
Apr 2022
The Alcove · 01-05 · Apartment · 77 years left
1,378 sqftS$1,200,000S$871 psf
Feb 2022
The Alcove · 06-10 · Apartment · 77 years left
2,314 sqftS$1,780,000S$769 psf
Feb 2022
The Alcove · 01-05 · Apartment · 77 years left
1,324 sqftS$1,260,000S$952 psf
Oct 2021
The Alcove · 06-10 · Apartment · 77 years left
1,302 sqftS$1,200,000S$921 psf
Oct 2021
The Alcove · 06-10 · Apartment · 77 years left
1,066 sqftS$975,000S$915 psf

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$1,527,996S$1,687,031S$1,859,041S$1,867,099
10 years62 yearsS$1,461,839S$1,781,974S$2,163,879S$2,182,678
20 years52 yearsS$1,287,870S$1,913,707S$2,821,881S$2,871,125

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.