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apartment · 389493

The Arizon

Project page · Freehold

Indicative value range
S$2,235,625 – S$3,491,914
Indicative mid S$2,698,779 · S$1,529 psf

Based on 47 sales in projects within 1 km, last 24 months. Search widened 3 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
Sept 2026The Waterina · 439 m01-051,582 sqftS$3,148,000S$1,990 psf×1.000S$1,990 psf
Sept 2026The Waterina · 439 m06-101,572 sqftS$3,200,000S$2,036 psf×1.000S$2,036 psf
Sept 2026Rezi 35 · 335 m06-101,647 sqftS$2,550,000S$1,548 psf×1.000S$1,548 psf
Sept 2026Loft 33 · 124 m06-101,238 sqftS$1,580,000S$1,276 psf×1.000S$1,276 psf
Sept 2026The Midas · 108 m01-051,324 sqftS$1,518,000S$1,147 psf×1.000S$1,147 psf
Aug 2026The Waterina · 439 m06-101,238 sqftS$2,480,000S$2,003 psf×1.000S$2,003 psf
Aug 2026Paya Lebar Residences · 688 m16-201,281 sqftS$2,390,000S$1,866 psf×1.000S$1,866 psf
Aug 2026Butterworth 8 · 915 m01-051,313 sqftS$2,652,888S$2,020 psf×1.000S$2,020 psf
Jul 2026The Waterina · 439 m01-051,345 sqftS$2,850,000S$2,118 psf×1.000S$2,118 psf
Jun 2026The Waterina · 439 m06-101,744 sqftS$3,700,000S$2,122 psf×1.000S$2,122 psf
Jun 2026Guillemard View · 346 m06-101,313 sqftS$1,650,000S$1,256 psf×1.000S$1,256 psf
May 2026Butterworth 8 · 915 m06-101,313 sqftS$2,780,000S$2,117 psf×1.000S$2,117 psf
May 2026Butterworth 8 · 915 m06-101,313 sqftS$2,580,000S$1,965 psf×1.000S$1,965 psf
May 2026Butterworth 8 · 915 m11-151,776 sqftS$3,600,000S$2,027 psf×1.000S$2,027 psf
Apr 2026Grandlink Square · 549 m06-101,378 sqftS$2,150,000S$1,560 psf×1.000S$1,560 psf
Mar 2026Blossom View · 286 m06-101,668 sqftS$1,660,000S$995 psf×0.988S$983 psf
Mar 2026Butterworth 8 · 915 m06-101,313 sqftS$2,680,000S$2,041 psf×0.988S$2,017 psf
Feb 2026Palm Lodge · 406 m01-051,238 sqftS$1,650,000S$1,333 psf×0.988S$1,317 psf
Feb 2026Casa Emerald · 190 m06-101,981 sqftS$1,850,000S$934 psf×0.988S$923 psf
Jan 2026# 1 Loft · 357 m06-101,313 sqftS$1,580,000S$1,203 psf×0.988S$1,189 psf
Jan 2026Guillemard View · 346 m06-101,313 sqftS$1,650,000S$1,256 psf×0.988S$1,242 psf
Jan 2026Nicole Green · 896 m06-101,238 sqftS$1,760,000S$1,422 psf×0.988S$1,405 psf
Dec 2025Delight Court · 226 m01-051,324 sqftS$1,640,000S$1,239 psf×0.996S$1,234 psf
Dec 2025Torieview Mansions · 102 m01-051,238 sqftS$1,380,000S$1,115 psf×0.996S$1,110 psf
Dec 2025Butterworth 8 · 915 m01-051,313 sqftS$2,588,000S$1,971 psf×0.996S$1,963 psf
Nov 2025The Waterina · 439 m06-101,302 sqftS$2,610,000S$2,004 psf×0.996S$1,996 psf
Nov 2025The Waterina · 439 m01-051,765 sqftS$2,960,000S$1,677 psf×0.996S$1,670 psf
Nov 2025Grandview Suites · 471 m01-051,421 sqftS$1,400,000S$985 psf×0.996S$981 psf
Nov 2025Paya Lebar Residences · 688 m11-151,302 sqftS$2,350,000S$1,804 psf×0.996S$1,797 psf
Sept 2025The Sunflower · 143 m01-051,679 sqftS$2,368,000S$1,410 psf×1.003S$1,415 psf
Aug 2025Guillemard Suites · 529 m01-051,259 sqftS$1,720,000S$1,366 psf×1.003S$1,370 psf
Aug 2025Wing Fong Mansions · 905 m01-051,238 sqftS$1,290,000S$1,042 psf×1.003S$1,045 psf
Jul 2025Paya Lebar Residences · 688 m11-151,302 sqftS$2,350,000S$1,804 psf×1.003S$1,810 psf
Jun 2025Melrose Ville · 819 m01-052,077 sqftS$2,801,000S$1,348 psf×1.006S$1,357 psf
May 2025Versailles · 493 m01-051,507 sqftS$2,430,000S$1,613 psf×1.006S$1,623 psf
Apr 2025The Waterina · 439 m06-101,335 sqftS$2,700,000S$2,023 psf×1.006S$2,035 psf
Mar 2025Paya Lebar Residences · 688 m16-201,281 sqftS$2,308,000S$1,802 psf×0.995S$1,793 psf
Feb 2025Torieview Mansions · 102 m01-052,271 sqftS$3,200,000S$1,409 psf×0.995S$1,402 psf
Feb 2025Greenlane Apartment · 794 m01-051,615 sqftS$2,383,800S$1,476 psf×0.995S$1,469 psf
Jan 2025Torieview Mansions · 102 m01-052,250 sqftS$2,900,000S$1,289 psf×0.995S$1,283 psf
Dec 2024The Waterina · 439 m01-051,292 sqftS$2,510,000S$1,943 psf×1.012S$1,967 psf
Dec 2024Palm Lodge · 406 m01-051,238 sqftS$1,688,000S$1,364 psf×1.012S$1,380 psf
Dec 2024Grandlink Square · 549 m01-051,378 sqftS$1,830,000S$1,328 psf×1.012S$1,344 psf
Dec 2024The Midas · 108 m01-051,410 sqftS$1,683,888S$1,194 psf×1.012S$1,209 psf
Dec 2024Cosy 23 · 127 m01-051,421 sqftS$1,640,000S$1,154 psf×1.012S$1,168 psf
Dec 2024Estique · 895 m01-051,410 sqftS$2,130,000S$1,511 psf×1.012S$1,529 psf
Dec 2024Butterworth 8 · 915 m16-201,313 sqftS$2,600,000S$1,980 psf×1.012S$2,004 psf

How accurate is this estimate for The Arizon?

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.

3.27% gross yield

S$88,123 of rent a year against the estimate above · 0.12 points above flats like it

No lease here was signed at this size, so the rent comes from what the 3 leases at this project fetch per square foot, which is about S$7,344 a month at this size.

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 2026900-1000 sqft—Non-landed PropertiesS$3,950
Q1 2026900-1000 sqft—Non-landed PropertiesS$4,500
Q1 2026900-1000 sqft—Non-landed PropertiesS$3,900
Q2 2025900-1000 sqft—Non-landed PropertiesS$4,000
Q1 2025800-900 sqft—Non-landed PropertiesS$3,500
Q4 2024900-1000 sqft—Non-landed PropertiesS$3,800
Q3 2024900-1000 sqft—Non-landed PropertiesS$3,800

3 URA rental contracts at The Arizon since 2025Q4, a median of S$4.16 psf a month on 164 sqm.

Buying or selling at S$2,698,779?

Buying: Stamp duty on S$2,698,779 · Cash and CPF needed on S$2,698,779 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,698,779.

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

Primary schools near 538 Geylang 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
Sept 2023
The Arizon · 01-05 · Apartment
1,765 sqftS$1,388,888S$787 psf
Jul 2022
The Arizon · 01-05 · Apartment
1,765 sqftS$1,300,000S$736 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.