homequant
apartment · 398236

Primedge

Project page · Freehold

Indicative value range
S$784,025 – S$822,876
Indicative mid S$805,751 · S$1,528 psf

Based on 3 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

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
Jun 2026Primedge01-05527 sqftS$840,000S$1,593 psf×1.000S$1,593 psf
Feb 2026Primedge01-05452 sqftS$698,888S$1,546 psf×0.988S$1,528 psf
Dec 2025Primedge01-05452 sqftS$656,000S$1,451 psf×0.996S$1,445 psf

How accurate is this estimate for Primedge?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Primedge since.

Median error
5.4%

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

A thin test: 3 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.

4.17% gross yield

S$33,600 of rent a year against the estimate above · 1.02 points above flats like it

Leases signed here within a quarter of this size run about S$2,800 a month, the middle of 23 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
Q3 2026400-500 sqft1Non-landed PropertiesS$2,850
Q2 2026400-500 sqft1Non-landed PropertiesS$2,900
Q2 2026400-500 sqft1Non-landed PropertiesS$2,600
Q2 2026400-500 sqft1Non-landed PropertiesS$2,600
Q2 2026400-500 sqft1Non-landed PropertiesS$2,600
Q2 2026400-500 sqft1Non-landed PropertiesS$2,500
Q1 2026400-500 sqft1Non-landed PropertiesS$3,200
Q1 2026500-600 sqft2Non-landed PropertiesS$2,800

median of 23 URA rental contracts at Primedge within a quarter of 49 sqm, since 2025Q4.

Buying or selling at S$805,751?

Buying: Stamp duty on S$805,751 · Cash and CPF needed on S$805,751 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$805,751.

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

Primary schools near 45 Lorong 34 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
Primedge · 01-05 · Apartment
527 sqftS$840,000S$1,593 psf
Feb 2026
Primedge · 01-05 · Apartment
452 sqftS$698,888S$1,546 psf
Dec 2025
Primedge · 01-05 · Apartment
452 sqftS$656,000S$1,451 psf
Sept 2025
Primedge · 06-10 · Apartment
980 sqftS$1,325,000S$1,353 psf
Apr 2025
Primedge · 06-10 · Apartment
527 sqftS$845,000S$1,602 psf
Sept 2024
Primedge · 01-05 · Apartment
441 sqftS$672,000S$1,523 psf
Jul 2024
Primedge · 06-10 · Apartment
441 sqftS$680,000S$1,541 psf
Jun 2023
Primedge · 01-05 · Apartment
527 sqftS$800,000S$1,517 psf
May 2023
Primedge · 01-05 · Apartment
527 sqftS$806,000S$1,528 psf
Feb 2023
Primedge · 01-05 · Apartment
474 sqftS$700,000S$1,478 psf
Oct 2022
Primedge · 01-05 · Apartment
527 sqftS$780,000S$1,479 psf
Jul 2022
Primedge · 06-10 · Apartment
980 sqftS$1,050,888S$1,073 psf
May 2022
Primedge · 06-10 · Apartment
904 sqftS$1,150,000S$1,272 psf
Oct 2021
Primedge · 06-10 · Apartment
527 sqftS$790,000S$1,498 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.