homequant
apartment · 398298

Ness

Project page · Freehold

Indicative value range
S$705,431 – S$712,036
Indicative mid S$711,698 · S$1,613 psf

Based on 3 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

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
Aug 2026Ness06-10570 sqftS$920,000S$1,613 psf×1.000S$1,613 psf
May 2026Ness06-10431 sqftS$695,000S$1,614 psf×1.000S$1,614 psf
Jul 2025Ness01-05431 sqftS$680,000S$1,579 psf×1.003S$1,584 psf

How accurate is this estimate for Ness?

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.

4.38% gross yield

S$31,200 of rent a year against the estimate above · 1.23 points above flats like it

Leases signed here within a quarter of this size run about S$2,600 a month, the middle of 38 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 2026800-900 sqft2Non-landed PropertiesS$3,500
Q3 2026300-400 sqft1Non-landed PropertiesS$2,800
Q3 2026300-400 sqft1Non-landed PropertiesS$2,800
Q3 2026400-500 sqft1Non-landed PropertiesS$2,600
Q3 2026400-500 sqft1Non-landed PropertiesS$2,600
Q3 2026500-600 sqft1Non-landed PropertiesS$2,550
Q3 2026500-600 sqft1Non-landed PropertiesS$2,550
Q3 2026400-500 sqft1Non-landed PropertiesS$2,500

median of 38 URA rental contracts at Ness within a quarter of 41 sqm, since 2025Q4.

Buying or selling at S$711,698?

Buying: Stamp duty on S$711,698 · Cash and CPF needed on S$711,698 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$711,698.

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

Primary schools near 38 Lorong 32 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
Aug 2026
Ness · 06-10 · Apartment
570 sqftS$920,000S$1,613 psf
May 2026
Ness · 06-10 · Apartment
431 sqftS$695,000S$1,614 psf
Jul 2025
Ness · 01-05 · Apartment
431 sqftS$680,000S$1,579 psf
Apr 2024
Ness · 01-05 · Apartment
560 sqftS$780,000S$1,394 psf
Dec 2023
Ness · 06-10 · Apartment
441 sqftS$720,000S$1,631 psf
Nov 2023
Ness · 01-05 · Apartment
463 sqftS$718,000S$1,551 psf
Sept 2023
Ness · 01-05 · Apartment
463 sqftS$695,000S$1,502 psf
Aug 2023
Ness · 01-05 · Apartment
431 sqftS$680,000S$1,579 psf
Aug 2023
Ness · 06-10 · Apartment
570 sqftS$790,000S$1,385 psf
Jul 2023
Ness · 01-05 · Apartment
388 sqftS$613,000S$1,582 psf
Jun 2023
Ness · 01-05 · Apartment
452 sqftS$680,000S$1,504 psf
May 2023
Ness · 01-05 · Apartment
441 sqftS$685,000S$1,552 psf
Oct 2022
Ness · 01-05 · Apartment
441 sqftS$680,000S$1,541 psf
Sept 2022
Ness · 06-10 · Apartment
517 sqftS$718,000S$1,390 psf
Jun 2022
Ness · 01-05 · Apartment
431 sqftS$660,000S$1,533 psf
May 2022
Ness · 01-05 · Apartment
570 sqftS$741,000S$1,299 psf
Mar 2022
Ness · 06-10 · Apartment
441 sqftS$505,000S$1,144 psf
Mar 2022
Ness · 01-05 · Apartment
431 sqftS$642,888S$1,493 psf
Mar 2022
Ness · 06-10 · Apartment
1,055 sqftS$1,120,000S$1,062 psf
Feb 2022
Ness · 06-10 · Apartment
431 sqftS$620,000S$1,440 psf
Jan 2022
Ness · 01-05 · Apartment
549 sqftS$688,000S$1,253 psf
Dec 2021
Ness · 01-05 · Apartment
431 sqftS$638,000S$1,482 psf
Nov 2021
Ness · 06-10 · Apartment
624 sqftS$800,000S$1,281 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.