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apartment · 398026

Aston Mansions

Project page · 99-year lease from 1995

Indicative value range
S$1,579,838 – S$1,586,808
Indicative mid S$1,585,965 · S$1,304 psf

Based on 5 sales in this project, last 24 months. Search widened 2 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
Jun 2026Aston Mansions01-051,012 sqftS$1,320,000S$1,305 psf×1.000S$1,305 psf
May 2026Aston Mansions06-101,227 sqftS$1,600,000S$1,304 psf×1.000S$1,304 psf
Sept 2025Aston Mansions01-051,227 sqftS$1,588,888S$1,295 psf×1.003S$1,299 psf
Jul 2025Aston Mansions01-051,227 sqftS$1,605,888S$1,309 psf×1.003S$1,313 psf
Jan 2025Aston Mansions06-101,302 sqftS$1,560,000S$1,198 psf×0.995S$1,192 psf

How accurate is this estimate for Aston Mansions?

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.

3.40% gross yield

S$54,000 of rent a year against the estimate above · 0.24 points above flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 15 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 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$5,000
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,700
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$3,000
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,200
Q2 20261300-1400 sqft3Non-landed PropertiesS$5,200
Q2 20261200-1300 sqft3Non-landed PropertiesS$4,600
Q2 20261000-1100 sqft2Non-landed PropertiesS$3,600

median of 15 URA rental contracts at Aston Mansions within a quarter of 113 sqm, since 2025Q4.

Buying or selling at S$1,585,965?

Buying: Stamp duty on S$1,585,965 · Cash and CPF needed on S$1,585,965 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,585,965.

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

Primary schools near 3 Lorong 42 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
Jun 2026
Aston Mansions · 01-05 · Apartment · 68 years left
1,012 sqftS$1,320,000S$1,305 psf
May 2026
Aston Mansions · 06-10 · Apartment · 68 years left
1,227 sqftS$1,600,000S$1,304 psf
Sept 2025
Aston Mansions · 01-05 · Apartment · 68 years left
1,227 sqftS$1,588,888S$1,295 psf
Jul 2025
Aston Mansions · 01-05 · Apartment · 69 years left
1,227 sqftS$1,605,888S$1,309 psf
Jan 2025
Aston Mansions · 06-10 · Apartment · 69 years left
1,302 sqftS$1,560,000S$1,198 psf
Oct 2024
Aston Mansions · 06-10 · Apartment · 69 years left
1,012 sqftS$1,238,888S$1,224 psf
Oct 2024
Aston Mansions · 01-05 · Apartment · 69 years left
1,195 sqftS$1,460,000S$1,222 psf
Mar 2024
Aston Mansions · 06-10 · Apartment · 70 years left
1,227 sqftS$1,425,000S$1,161 psf
Jan 2024
Aston Mansions · 01-05 · Apartment · 70 years left
1,216 sqftS$1,350,000S$1,110 psf
Dec 2023
Aston Mansions · 01-05 · Apartment · 70 years left
1,302 sqftS$1,528,000S$1,173 psf
Nov 2023
Aston Mansions · 01-05 · Apartment · 70 years left
1,227 sqftS$1,388,888S$1,132 psf
Sept 2023
Aston Mansions · 01-05 · Apartment · 70 years left
1,163 sqftS$1,350,000S$1,161 psf
Jul 2023
Aston Mansions · 01-05 · Apartment · 71 years left
1,012 sqftS$1,200,000S$1,186 psf
Sept 2022
Aston Mansions · 01-05 · Apartment · 71 years left
1,216 sqftS$1,215,000S$999 psf
Jul 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,302 sqftS$1,320,000S$1,013 psf
Jul 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,141 sqftS$1,205,000S$1,056 psf
Jul 2022
Aston Mansions · 06-10 · Apartment · 72 years left
1,141 sqftS$1,340,000S$1,174 psf
May 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,195 sqftS$1,258,000S$1,053 psf
May 2022
Aston Mansions · 06-10 · Apartment · 72 years left
1,302 sqftS$1,307,000S$1,004 psf
Mar 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,012 sqftS$990,000S$978 psf
Mar 2022
Aston Mansions · 06-10 · Apartment · 72 years left
1,163 sqftS$1,020,000S$877 psf
Mar 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,141 sqftS$1,158,000S$1,015 psf
Mar 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,302 sqftS$1,238,000S$951 psf
Feb 2022
Aston Mansions · 06-10 · Apartment · 72 years left
1,012 sqftS$1,065,000S$1,053 psf
Jan 2022
Aston Mansions · 01-05 · Apartment · 72 years left
1,012 sqftS$992,000S$980 psf
Dec 2021
Aston Mansions · 01-05 · Apartment · 72 years left
1,216 sqftS$1,100,000S$904 psf
Nov 2021
Aston Mansions · 01-05 · Apartment · 72 years left
1,227 sqftS$1,200,000S$978 psf
Oct 2021
Aston Mansions · 01-05 · Apartment · 72 years left
1,227 sqftS$1,150,000S$937 psf
See more

Showing 28 of 29.

Sale prices as filed in caveats.

Where the lease takes this

About 67 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 years62 yearsS$1,517,299S$1,675,221S$1,846,027S$1,854,028
10 years57 yearsS$1,429,792S$1,742,908S$2,116,441S$2,134,828
20 years47 yearsS$1,270,033S$1,887,202S$2,782,799S$2,831,361

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% 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.