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apartment · 399242

Royce Residences

Project page · Freehold

Indicative value range
S$623,073 – S$675,668
Indicative mid S$648,539 · S$1,545 psf

Based on 58 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 2026Treasures@G19 · 420 m06-10452 sqftS$668,000S$1,478 psf×1.000S$1,478 psf
Sept 2026Prime Residence · 687 m01-05398 sqftS$590,000S$1,481 psf×1.000S$1,481 psf
Aug 2026Le Regal · 473 m01-05366 sqftS$570,000S$1,557 psf×1.000S$1,557 psf
Jul 2026Guillemard Suites · 716 m01-05398 sqftS$730,000S$1,833 psf×1.000S$1,833 psf
Jul 2026Le Regal · 473 m01-05420 sqftS$610,000S$1,453 psf×1.000S$1,453 psf
Jul 2026Le Regal · 473 m01-05420 sqftS$590,000S$1,405 psf×1.000S$1,405 psf
Jun 2026Rezi 24 · 811 m06-10452 sqftS$806,000S$1,783 psf×1.000S$1,783 psf
May 2026Le Regal · 473 m01-05431 sqftS$618,000S$1,435 psf×1.000S$1,435 psf
May 2026Royce Residences01-05420 sqftS$630,000S$1,501 psf×1.000S$1,501 psf
Apr 2026Guillemard Suites · 716 m01-05474 sqftS$730,000S$1,541 psf×1.000S$1,541 psf
Apr 2026Edenz Loft · 814 m01-05420 sqftS$638,000S$1,520 psf×1.000S$1,520 psf
Jan 2026Le Regal · 473 m01-05517 sqftS$775,000S$1,500 psf×0.988S$1,482 psf
Jan 2026The Octet · 814 m01-05431 sqftS$670,000S$1,556 psf×0.988S$1,538 psf
Jan 2026Metro Loft · 870 m06-10452 sqftS$715,000S$1,582 psf×0.988S$1,563 psf
Jan 2026Edenz Loft · 814 m01-05441 sqftS$630,000S$1,428 psf×0.988S$1,411 psf
Jan 2026Studio8 · 363 m01-05495 sqftS$840,000S$1,696 psf×0.988S$1,676 psf
Dec 2025Guillemard Suites · 716 m01-05409 sqftS$720,000S$1,760 psf×0.996S$1,753 psf
Dec 2025Pavilion Square · 430 m01-05398 sqftS$618,000S$1,552 psf×0.996S$1,546 psf
Dec 2025Centra Residence · 178 m01-05398 sqftS$660,000S$1,657 psf×0.996S$1,651 psf
Nov 2025Rezi 26 · 990 m01-05474 sqftS$730,000S$1,541 psf×0.996S$1,535 psf
Oct 2025Le Regal · 473 m01-05420 sqftS$628,000S$1,496 psf×0.996S$1,490 psf
Oct 2025Treasures @ G20 · 584 m06-10420 sqftS$650,000S$1,548 psf×0.996S$1,542 psf
Sept 2025Gems Ville · 249 m06-10517 sqftS$1,158,000S$2,241 psf×1.003S$2,248 psf
Sept 2025Gems Ville · 249 m06-10517 sqftS$1,188,000S$2,299 psf×1.003S$2,306 psf
Sept 2025Pavilion Square · 430 m06-10398 sqftS$618,000S$1,552 psf×1.003S$1,557 psf
Sept 2025Prime Residence · 687 m06-10398 sqftS$600,000S$1,507 psf×1.003S$1,511 psf
Sept 2025Centra Studios · 757 m06-10377 sqftS$675,888S$1,794 psf×1.003S$1,800 psf
Sept 2025Centra Residence · 178 m06-10398 sqftS$640,000S$1,607 psf×1.003S$1,612 psf
Jul 2025Centra Studios · 757 m06-10377 sqftS$641,800S$1,704 psf×1.003S$1,709 psf
Jun 2025Centra Suites · 864 m01-05463 sqftS$737,000S$1,592 psf×1.006S$1,602 psf
Jun 2025Rezi 24 · 811 m01-05495 sqftS$868,000S$1,753 psf×1.006S$1,764 psf
Jun 2025Treasures @ G20 · 584 m01-05420 sqftS$605,000S$1,441 psf×1.006S$1,450 psf
Jun 2025Smart Suites · 964 m01-05484 sqftS$750,000S$1,548 psf×1.006S$1,558 psf
May 2025Treasures@G6 · 89 m06-10409 sqftS$650,000S$1,589 psf×1.006S$1,599 psf
Apr 2025Guillemard Suites · 716 m01-05538 sqftS$820,324S$1,524 psf×1.006S$1,534 psf
Apr 2025Pavilion Square · 430 m06-10398 sqftS$631,888S$1,587 psf×1.006S$1,596 psf
Apr 2025La Fleur · 931 m06-10474 sqftS$710,000S$1,499 psf×1.006S$1,508 psf
Apr 2025Centra Residence · 178 m06-10506 sqftS$800,000S$1,581 psf×1.006S$1,591 psf
Apr 2025Smart Suites · 964 m01-05452 sqftS$716,888S$1,586 psf×1.006S$1,596 psf
Mar 2025Guillemard Suites · 716 m01-05527 sqftS$783,000S$1,485 psf×0.995S$1,477 psf
Mar 2025The Octet · 814 m01-05506 sqftS$720,000S$1,423 psf×0.995S$1,416 psf
Mar 2025Studio8 · 363 m01-05463 sqftS$838,000S$1,811 psf×0.995S$1,802 psf
Feb 2025Centra Suites · 864 m01-05441 sqftS$735,000S$1,665 psf×0.995S$1,657 psf
Feb 2025Grandview Suites · 706 m01-05409 sqftS$590,000S$1,442 psf×0.995S$1,435 psf
Feb 2025Guillemard Suites · 716 m01-05517 sqftS$760,000S$1,471 psf×0.995S$1,464 psf
Feb 2025Prime Residence · 687 m01-05398 sqftS$602,888S$1,514 psf×0.995S$1,506 psf
Feb 2025Treasures@G19 · 420 m06-10517 sqftS$700,000S$1,355 psf×0.995S$1,348 psf
Jan 2025Pavilion Square · 430 m01-05398 sqftS$618,000S$1,552 psf×0.995S$1,544 psf
Jan 2025The Octet · 814 m01-05431 sqftS$660,000S$1,533 psf×0.995S$1,525 psf
Jan 2025Centra Studios · 757 m06-10409 sqftS$648,000S$1,584 psf×0.995S$1,577 psf
Dec 202428 Imperial Residences · 927 m06-10441 sqftS$740,000S$1,677 psf×1.012S$1,697 psf
Dec 2024La Fleur · 931 m06-10409 sqftS$620,000S$1,516 psf×1.012S$1,534 psf
Nov 2024Grandview Suites · 706 m01-05377 sqftS$580,000S$1,540 psf×1.012S$1,558 psf
Nov 2024Guillemard Suites · 716 m01-05409 sqftS$685,000S$1,675 psf×1.012S$1,695 psf
Nov 2024Rezi 26 · 990 m01-05452 sqftS$710,000S$1,571 psf×1.012S$1,589 psf
Nov 2024Treasures @ G20 · 584 m01-05452 sqftS$610,000S$1,349 psf×1.012S$1,366 psf
Nov 2024Prime Residence · 687 m06-10538 sqftS$750,000S$1,394 psf×1.012S$1,410 psf
Nov 2024Smart Suites · 964 m01-05517 sqftS$790,000S$1,529 psf×1.012S$1,548 psf

How accurate is this estimate for Royce Residences?

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.

5.00% gross yield

S$32,400 of rent a year against the estimate above · 1.85 points above flats like it

Leases signed here within a quarter of this size run about S$2,700 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$2,700
Q3 2026400-500 sqft1Non-landed PropertiesS$2,700
Q3 2026400-500 sqft1Non-landed PropertiesS$2,500
Q3 2026400-500 sqft1Non-landed PropertiesS$2,500
Q2 2026300-400 sqft1Non-landed PropertiesS$3,000
Q2 2026400-500 sqft1Non-landed PropertiesS$2,900
Q2 2026400-500 sqft1Non-landed PropertiesS$2,900
Q2 2026400-500 sqft1Non-landed PropertiesS$2,780

median of 23 URA rental contracts at Royce Residences within a quarter of 39 sqm, since 2025Q4.

Buying or selling at S$648,539?

Buying: Stamp duty on S$648,539 · Cash and CPF needed on S$648,539 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$648,539.

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

Primary schools near 8 Lorong 6 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
May 2026
Royce Residences · 01-05 · Apartment
420 sqftS$630,000S$1,501 psf
Nov 2023
Royce Residences · 06-10 · Apartment
786 sqftS$960,000S$1,222 psf
Sept 2023
Royce Residences · 01-05 · Apartment
463 sqftS$680,000S$1,469 psf
Aug 2023
Royce Residences · 01-05 · Apartment
398 sqftS$613,000S$1,539 psf
Aug 2023
Royce Residences · 06-10 · Apartment
420 sqftS$605,000S$1,441 psf
Sept 2022
Royce Residences · 06-10 · Apartment
732 sqftS$888,000S$1,213 psf
May 2022
Royce Residences · 01-05 · Apartment
463 sqftS$600,000S$1,296 psf
Jan 2022
Royce Residences · 06-10 · Apartment
409 sqftS$535,000S$1,308 psf
Oct 2021
Royce Residences · 06-10 · Apartment
420 sqftS$545,000S$1,298 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.