homequant
apartment · 389781

Crystal Dew

Project page · Freehold

Indicative value range
S$1,819,427 – S$2,691,420
Indicative mid S$2,243,691 · S$1,522 psf

Based on 109 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
Oct 2026Smart Suites · 170 m01-051,119 sqftS$1,280,000S$1,143 psf×1.000S$1,143 psf
Sept 2026The Waterina · 688 m01-051,582 sqftS$3,148,000S$1,990 psf×1.000S$1,990 psf
Sept 2026The Waterina · 688 m06-101,572 sqftS$3,200,000S$2,036 psf×1.000S$2,036 psf
Sept 2026Guillemard Suites · 633 m01-051,119 sqftS$1,700,000S$1,519 psf×1.000S$1,519 psf
Sept 2026Rezi 35 · 394 m06-101,647 sqftS$2,550,000S$1,548 psf×1.000S$1,548 psf
Sept 2026Loft 33 · 416 m06-101,238 sqftS$1,580,000S$1,276 psf×1.000S$1,276 psf
Sept 2026Sunflower Regency · 674 m06-101,152 sqftS$1,230,000S$1,068 psf×1.000S$1,068 psf
Sept 2026The Midas · 361 m01-051,324 sqftS$1,518,000S$1,147 psf×1.000S$1,147 psf
Aug 2026The Waterina · 688 m06-101,238 sqftS$2,480,000S$2,003 psf×1.000S$2,003 psf
Aug 2026Guillemard View · 528 m06-101,216 sqftS$1,380,000S$1,135 psf×1.000S$1,135 psf
Aug 2026Grandlink Square · 718 m01-051,163 sqftS$1,560,000S$1,342 psf×1.000S$1,342 psf
Aug 2026Paya Lebar Residences · 706 m16-201,281 sqftS$2,390,000S$1,866 psf×1.000S$1,866 psf
Aug 2026Esta Ruby · 953 m06-101,130 sqftS$2,034,000S$1,800 psf×1.000S$1,800 psf
Jul 2026The Waterina · 688 m01-051,345 sqftS$2,850,000S$2,118 psf×1.000S$2,118 psf
Jun 2026The Waterina · 688 m06-101,744 sqftS$3,700,000S$2,122 psf×1.000S$2,122 psf
Jun 2026Gems Ville · 904 m01-051,216 sqftS$2,388,000S$1,963 psf×1.000S$1,963 psf
Jun 2026Guillemard View · 528 m06-101,313 sqftS$1,650,000S$1,256 psf×1.000S$1,256 psf
Jun 2026Atrium Residences · 336 m01-051,044 sqftS$1,620,000S$1,552 psf×1.000S$1,552 psf
May 2026Gems Ville · 904 m06-101,216 sqftS$2,428,000S$1,996 psf×1.000S$1,996 psf
May 2026Centro Mansions · 362 m06-101,195 sqftS$1,460,000S$1,222 psf×1.000S$1,222 psf
May 2026Balmy Court · 210 m01-051,066 sqftS$1,300,000S$1,220 psf×1.000S$1,220 psf
May 2026Cassia View · 573 m11-151,152 sqftS$1,900,000S$1,650 psf×1.000S$1,650 psf
Apr 2026The Waterina · 688 m01-051,130 sqftS$2,250,000S$1,991 psf×1.000S$1,991 psf
Apr 2026Grandlink Square · 718 m06-101,378 sqftS$2,150,000S$1,560 psf×1.000S$1,560 psf
Apr 2026Grandlink Square · 718 m01-051,109 sqftS$1,508,000S$1,360 psf×1.000S$1,360 psf
Apr 2026Fuyuen Court · 405 m06-101,163 sqftS$1,550,000S$1,333 psf×1.000S$1,333 psf
Apr 2026Sunny Grove · 465 m01-051,227 sqftS$1,430,000S$1,165 psf×1.000S$1,165 psf
Mar 2026The Sunny Spring · 628 m01-051,184 sqftS$1,935,000S$1,634 psf×0.988S$1,615 psf
Mar 2026Blossom View · 486 m06-101,668 sqftS$1,660,000S$995 psf×0.988S$983 psf
Mar 2026Fuyuen Court · 405 m06-101,216 sqftS$1,610,000S$1,324 psf×0.988S$1,308 psf
Mar 2026Versailles · 754 m01-051,109 sqftS$1,780,000S$1,606 psf×0.988S$1,587 psf
Feb 2026Palm Lodge · 521 m01-051,238 sqftS$1,650,000S$1,333 psf×0.988S$1,317 psf
Feb 2026Atrium Residences · 336 m06-101,055 sqftS$1,670,000S$1,583 psf×0.988S$1,564 psf
Feb 2026The Gatz · 379 m01-051,055 sqftS$1,920,000S$1,820 psf×0.988S$1,799 psf
Feb 2026Fuyuen Court · 405 m06-101,141 sqftS$1,470,000S$1,288 psf×0.988S$1,273 psf
Jan 2026# 1 Loft · 412 m06-101,313 sqftS$1,580,000S$1,203 psf×0.988S$1,189 psf
Jan 2026Guillemard View · 528 m06-101,313 sqftS$1,650,000S$1,256 psf×0.988S$1,242 psf
Jan 2026Sunflower Regency · 674 m01-051,184 sqftS$1,288,000S$1,088 psf×0.988S$1,075 psf
Jan 2026Nicole Green · 961 m06-101,238 sqftS$1,760,000S$1,422 psf×0.988S$1,405 psf
Jan 2026Camellia Lodge · 155 m01-051,195 sqftS$1,505,000S$1,260 psf×0.988S$1,245 psf
Dec 2025Geylang Heritage · 444 m06-101,173 sqftS$1,420,000S$1,210 psf×0.996S$1,206 psf
Dec 2025Delight Court · 319 m01-051,324 sqftS$1,640,000S$1,239 psf×0.996S$1,234 psf
Dec 2025Guillemard Suites · 633 m01-051,109 sqftS$1,505,000S$1,357 psf×0.996S$1,352 psf
Dec 2025Zyanya · 323 m06-101,044 sqftS$1,500,000S$1,437 psf×0.996S$1,431 psf
Dec 2025Torieview Mansions · 193 m01-051,238 sqftS$1,380,000S$1,115 psf×0.996S$1,110 psf
Dec 2025Wing Fong Mansions · 919 m01-051,141 sqftS$1,200,000S$1,052 psf×0.996S$1,048 psf
Dec 2025Esta Ruby · 953 m16-201,130 sqftS$2,188,000S$1,936 psf×0.996S$1,928 psf
Nov 2025The Waterina · 688 m06-101,302 sqftS$2,610,000S$2,004 psf×0.996S$1,996 psf
Nov 2025The Waterina · 688 m01-051,765 sqftS$2,960,000S$1,677 psf×0.996S$1,670 psf
Nov 2025The Sunny Spring · 628 m01-051,195 sqftS$1,920,000S$1,607 psf×0.996S$1,601 psf
Nov 2025Grandview Suites · 480 m01-051,421 sqftS$1,400,000S$985 psf×0.996S$981 psf
Nov 2025Zyanya · 323 m06-101,044 sqftS$2,210,000S$2,117 psf×0.996S$2,108 psf
Nov 2025The Gatz · 379 m01-051,055 sqftS$1,950,000S$1,849 psf×0.996S$1,841 psf
Nov 2025Paya Lebar Residences · 706 m11-151,302 sqftS$2,350,000S$1,804 psf×0.996S$1,797 psf
Oct 2025The Sunny Spring · 628 m01-051,066 sqftS$1,850,000S$1,736 psf×0.996S$1,729 psf
Oct 2025The Sunny Spring · 628 m06-101,109 sqftS$1,860,000S$1,678 psf×0.996S$1,671 psf
Oct 2025Sims Meadows · 333 m06-101,066 sqftS$1,500,000S$1,408 psf×0.996S$1,402 psf
Oct 2025Esta Ruby · 953 m11-151,130 sqftS$2,038,000S$1,803 psf×0.996S$1,796 psf
Sept 2025The Waterina · 688 m01-051,066 sqftS$2,250,000S$2,111 psf×1.003S$2,118 psf
Sept 2025Loft 33 · 416 m01-051,216 sqftS$1,460,000S$1,200 psf×1.003S$1,204 psf
Sept 2025The Gatz · 379 m01-051,055 sqftS$1,990,000S$1,887 psf×1.003S$1,892 psf
Sept 2025Wing Fong Court · 864 m01-051,055 sqftS$1,065,000S$1,010 psf×1.003S$1,013 psf
Sept 2025The Sunflower · 304 m01-051,679 sqftS$2,368,000S$1,410 psf×1.003S$1,415 psf
Aug 2025Gems Ville · 904 m06-101,130 sqftS$2,094,300S$1,853 psf×1.003S$1,859 psf
Aug 2025Guillemard Suites · 633 m01-051,259 sqftS$1,720,000S$1,366 psf×1.003S$1,370 psf
Aug 2025Zyanya · 323 m01-051,195 sqftS$2,367,961S$1,982 psf×1.003S$1,988 psf
Aug 2025Wing Fong Mansions · 919 m01-051,238 sqftS$1,290,000S$1,042 psf×1.003S$1,045 psf
Aug 2025Wing Fong Mansions · 919 m01-051,163 sqftS$1,200,000S$1,032 psf×1.003S$1,035 psf
Aug 2025Cassia View · 573 m11-151,206 sqftS$1,950,000S$1,618 psf×1.003S$1,623 psf
Jul 2025Gems Ville · 904 m01-051,216 sqftS$2,398,000S$1,972 psf×1.003S$1,978 psf
Jul 2025Suites 28 · 377 m06-101,033 sqftS$855,000S$827 psf×1.003S$830 psf
Jul 2025Sunflower Residence · 458 m01-051,066 sqftS$1,245,000S$1,168 psf×1.003S$1,172 psf
Jul 2025Paya Lebar Residences · 706 m11-151,302 sqftS$2,350,000S$1,804 psf×1.003S$1,810 psf
Jun 2025The Sunny Spring · 628 m01-051,195 sqftS$1,982,000S$1,659 psf×1.006S$1,669 psf
Jun 2025The Sunny Spring · 628 m06-101,109 sqftS$1,850,000S$1,669 psf×1.006S$1,679 psf
May 2025Zyanya · 323 m06-101,195 sqftS$2,441,971S$2,044 psf×1.006S$2,057 psf
May 2025Versailles · 754 m01-051,507 sqftS$2,430,000S$1,613 psf×1.006S$1,623 psf
Apr 2025The Waterina · 688 m06-101,335 sqftS$2,700,000S$2,023 psf×1.006S$2,035 psf
Apr 2025The Gatz · 379 m06-101,055 sqftS$1,980,000S$1,877 psf×1.006S$1,889 psf
Apr 2025The Gatz · 379 m06-101,055 sqftS$1,990,000S$1,887 psf×1.006S$1,898 psf
Apr 2025Wing Fong Court · 864 m01-051,055 sqftS$1,000,000S$948 psf×1.006S$954 psf
Apr 2025Sims Meadows · 333 m01-051,066 sqftS$1,350,000S$1,267 psf×1.006S$1,275 psf
Apr 2025Esta Ruby · 953 m11-151,130 sqftS$2,050,000S$1,814 psf×1.006S$1,825 psf
Mar 2025Grandlink Square · 718 m06-101,163 sqftS$1,600,000S$1,376 psf×0.995S$1,370 psf
Mar 2025The Gatz · 379 m01-051,055 sqftS$1,980,000S$1,877 psf×0.995S$1,868 psf
Mar 2025Wing Fong Court · 864 m06-101,066 sqftS$1,080,000S$1,013 psf×0.995S$1,009 psf
Mar 2025Paya Lebar Residences · 706 m16-201,281 sqftS$2,308,000S$1,802 psf×0.995S$1,793 psf
Feb 2025Blossom Mansions · 456 m01-051,109 sqftS$1,475,000S$1,330 psf×0.995S$1,324 psf
Jan 2025The Sunny Spring · 628 m01-051,195 sqftS$2,000,000S$1,674 psf×0.995S$1,666 psf
Jan 2025Zyanya · 323 m06-101,195 sqftS$2,407,900S$2,015 psf×0.995S$2,006 psf
Jan 2025Moro Mansions · 466 m01-051,206 sqftS$1,579,000S$1,310 psf×0.995S$1,303 psf
Jan 2025Grandlink Square · 718 m06-101,227 sqftS$1,650,000S$1,345 psf×0.995S$1,338 psf
Dec 2024The Waterina · 688 m01-051,292 sqftS$2,510,000S$1,943 psf×1.012S$1,967 psf
Dec 2024Palm Lodge · 521 m01-051,238 sqftS$1,688,000S$1,364 psf×1.012S$1,380 psf
Dec 2024Rezi 24 · 531 m06-101,184 sqftS$1,780,000S$1,503 psf×1.012S$1,522 psf
Dec 2024Wing Fong Mansions · 919 m01-051,227 sqftS$1,220,000S$994 psf×1.012S$1,006 psf
Dec 2024Mori · 584 m01-051,173 sqftS$2,111,000S$1,799 psf×1.012S$1,821 psf
Dec 2024Mori · 584 m01-051,173 sqftS$2,125,000S$1,811 psf×1.012S$1,833 psf
Dec 2024Mori · 584 m01-051,173 sqftS$2,082,500S$1,775 psf×1.012S$1,796 psf
Dec 2024Grandlink Square · 718 m01-051,378 sqftS$1,830,000S$1,328 psf×1.012S$1,344 psf
Dec 2024The Midas · 361 m01-051,410 sqftS$1,683,888S$1,194 psf×1.012S$1,209 psf
Dec 2024Penang Service Apartments · 393 m01-051,152 sqftS$1,318,888S$1,145 psf×1.012S$1,159 psf
Dec 2024Cosy 23 · 404 m01-051,421 sqftS$1,640,000S$1,154 psf×1.012S$1,168 psf
Dec 2024Esta Ruby · 953 m16-201,130 sqftS$2,050,000S$1,814 psf×1.012S$1,836 psf
Dec 2024Sandy Eight · 984 m01-051,044 sqftS$1,830,000S$1,753 psf×1.012S$1,774 psf
Nov 2024Guillemard View · 528 m01-051,184 sqftS$1,450,000S$1,225 psf×1.012S$1,239 psf
Nov 2024Wing Fong Mansions · 919 m01-051,130 sqftS$1,150,000S$1,018 psf×1.012S$1,030 psf
Nov 2024Regal 35 · 341 m06-101,195 sqftS$1,500,000S$1,255 psf×1.012S$1,271 psf
Nov 2024Esta Ruby · 953 m16-201,130 sqftS$2,020,000S$1,787 psf×1.012S$1,809 psf

How accurate is this estimate for Crystal Dew?

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.

2.67% gross yield

S$60,000 of rent a year against the estimate above · 0.48 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 1 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
Q2 20261400-1500 sqft3Non-landed PropertiesS$5,000

median of 1 URA rental contracts at Crystal Dew within a quarter of 137 sqm, since 2025Q4.

Buying or selling at S$2,243,691?

Buying: Stamp duty on S$2,243,691 · Cash and CPF needed on S$2,243,691 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,243,691.

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

Primary schools near 10 Geylang East Avenue 1

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
Jul 2022
Crystal Dew · 06-10 · Apartment
1,475 sqftS$1,705,000S$1,156 psf
Oct 2021
Crystal Dew · 06-10 · Apartment
1,475 sqftS$1,510,000S$1,024 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.