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apartment · 409042

Paya Lebar Residences

Project page · Freehold

Indicative value range
S$2,301,998 – S$2,370,568
Indicative mid S$2,318,331 · S$1,810 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

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 2026Paya Lebar Residences16-201,281 sqftS$2,390,000S$1,866 psf×1.000S$1,866 psf
Nov 2025Paya Lebar Residences11-151,302 sqftS$2,350,000S$1,804 psf×0.996S$1,797 psf
Oct 2025Paya Lebar Residences11-15947 sqftS$1,760,000S$1,858 psf×0.996S$1,851 psf
Jul 2025Paya Lebar Residences11-151,302 sqftS$2,350,000S$1,804 psf×1.003S$1,810 psf
Mar 2025Paya Lebar Residences16-201,281 sqftS$2,308,000S$1,802 psf×0.995S$1,793 psf

How accurate is this estimate for Paya Lebar Residences?

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

Median error
52.5%

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.

2.74% gross yield

S$63,600 of rent a year against the estimate above · 0.41 points below flats like it

Leases signed here within a quarter of this size run about S$5,300 a month, the middle of 27 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 20261200-1300 sqft3Non-landed PropertiesS$5,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,100
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,050
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,050
Q3 2026800-900 sqft2Non-landed PropertiesS$4,300

median of 27 URA rental contracts at Paya Lebar Residences within a quarter of 119 sqm, since 2025Q4.

Buying or selling at S$2,318,331?

Buying: Stamp duty on S$2,318,331 · Cash and CPF needed on S$2,318,331 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,318,331.

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

Primary schools near 27 Paya Lebar Road

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
Paya Lebar Residences · 16-20 · Apartment
1,281 sqftS$2,390,000S$1,866 psf
Nov 2025
Paya Lebar Residences · 11-15 · Apartment
1,302 sqftS$2,350,000S$1,804 psf
Oct 2025
Paya Lebar Residences · 11-15 · Apartment
947 sqftS$1,760,000S$1,858 psf
Jul 2025
Paya Lebar Residences · 11-15 · Apartment
1,302 sqftS$2,350,000S$1,804 psf
Mar 2025
Paya Lebar Residences · 16-20 · Apartment
1,281 sqftS$2,308,000S$1,802 psf
Dec 2024
Paya Lebar Residences · 06-10 · Apartment
872 sqftS$1,668,000S$1,913 psf
Sept 2024
Paya Lebar Residences · 11-15 · Apartment
1,281 sqftS$2,310,000S$1,803 psf
Apr 2024
Paya Lebar Residences · 06-10 · Apartment
1,281 sqftS$2,320,000S$1,811 psf
Dec 2023
Paya Lebar Residences · 01-05 · Apartment
1,281 sqftS$2,090,000S$1,632 psf
Aug 2022
Paya Lebar Residences · 11-15 · Apartment
1,302 sqftS$2,088,000S$1,603 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.