homequant
apartment · 416952

M Suites

Project page · Freehold

Indicative value range
S$1,835,142 – S$2,165,252
Indicative mid S$1,981,656 · S$1,534 psf

Based on 110 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
Sept 2026Vacanza @ East · 910 m06-101,023 sqftS$1,718,000S$1,680 psf×1.000S$1,680 psf
Aug 2026Telok Kurau Lodge · 762 m01-051,227 sqftS$1,800,000S$1,467 psf×1.000S$1,467 psf
Jul 2026Escada View · 770 m01-051,206 sqftS$1,360,000S$1,128 psf×1.000S$1,128 psf
Jul 2026The Heliconia · 352 m01-051,313 sqftS$1,740,000S$1,325 psf×1.000S$1,325 psf
Jul 2026Vicenta Lodge · 299 m01-051,259 sqftS$1,800,000S$1,429 psf×1.000S$1,429 psf
Jul 2026Starville · 661 m01-051,216 sqftS$1,700,000S$1,398 psf×1.000S$1,398 psf
Jul 2026Casa Sarina · 375 m01-051,259 sqftS$1,700,000S$1,350 psf×1.000S$1,350 psf
Jul 2026Shiro · 891 m01-05904 sqftS$1,560,000S$1,725 psf×1.000S$1,725 psf
Jul 2026Telok Kurau Lodge · 762 m01-051,227 sqftS$1,808,000S$1,473 psf×1.000S$1,473 psf
Jul 2026Radix · 626 m01-051,184 sqftS$1,815,000S$1,533 psf×1.000S$1,533 psf
Jun 2026Vacanza @ East · 910 m11-151,023 sqftS$1,790,000S$1,750 psf×1.000S$1,750 psf
Jun 2026Vacanza @ East · 910 m01-051,324 sqftS$2,220,000S$1,677 psf×1.000S$1,677 psf
Jun 2026The Heliconia · 352 m01-051,335 sqftS$1,880,000S$1,409 psf×1.000S$1,409 psf
Jun 2026The Heliconia · 352 m01-051,302 sqftS$1,822,800S$1,400 psf×1.000S$1,400 psf
Jun 2026Starville · 661 m06-101,270 sqftS$1,970,000S$1,551 psf×1.000S$1,551 psf
May 2026Tropika East · 705 m01-051,098 sqftS$1,718,000S$1,565 psf×1.000S$1,565 psf
May 2026Starville · 661 m01-051,270 sqftS$1,870,000S$1,472 psf×1.000S$1,472 psf
May 2026Starville · 661 m06-101,216 sqftS$1,890,000S$1,554 psf×1.000S$1,554 psf
Apr 2026Vacanza @ East · 910 m06-101,033 sqftS$1,718,000S$1,663 psf×1.000S$1,663 psf
Apr 2026Deng Fu Ville · 565 m01-051,001 sqftS$1,420,000S$1,419 psf×1.000S$1,419 psf
Apr 2026Bliss Ville · 73 m01-051,163 sqftS$1,800,000S$1,548 psf×1.000S$1,548 psf
Apr 2026The Lenox · 560 m01-051,184 sqftS$1,610,000S$1,360 psf×1.000S$1,360 psf
Apr 2026Starville · 661 m01-051,550 sqftS$2,120,000S$1,368 psf×1.000S$1,368 psf
Apr 2026Starville · 661 m01-051,216 sqftS$1,700,000S$1,398 psf×1.000S$1,398 psf
Apr 2026Casa Sarina · 375 m01-051,324 sqftS$1,970,000S$1,488 psf×1.000S$1,488 psf
Apr 2026Joo Chiat Verbena · 995 m01-051,475 sqftS$2,120,000S$1,438 psf×1.000S$1,438 psf
Apr 2026The Ambra · 765 m01-051,216 sqftS$2,100,000S$1,727 psf×1.000S$1,727 psf
Apr 2026Sunny Palms · 663 m01-051,033 sqftS$1,620,000S$1,568 psf×1.000S$1,568 psf
Mar 2026Qube Suites · 752 m01-05904 sqftS$900,000S$995 psf×0.999S$994 psf
Mar 2026Grosvenor View · 552 m11-151,313 sqftS$2,280,000S$1,736 psf×0.999S$1,734 psf
Mar 2026The Champagne · 593 m01-051,055 sqftS$1,598,000S$1,515 psf×0.999S$1,513 psf
Feb 2026Vacanza @ East · 910 m06-101,023 sqftS$1,760,000S$1,721 psf×0.999S$1,719 psf
Feb 2026Vacanza @ East · 910 m01-051,012 sqftS$1,680,000S$1,660 psf×0.999S$1,659 psf
Feb 2026Vacanza @ East · 910 m01-051,001 sqftS$1,630,000S$1,628 psf×0.999S$1,627 psf
Feb 2026D - Heritage Apartments · 658 m06-10904 sqftS$1,345,800S$1,488 psf×0.999S$1,487 psf
Feb 2026Tropika East · 705 m01-051,109 sqftS$1,650,000S$1,488 psf×0.999S$1,487 psf
Jan 2026The Navian · 617 m01-05926 sqftS$1,645,000S$1,777 psf×0.999S$1,775 psf
Jan 2026The Vines · 465 m01-051,173 sqftS$1,760,000S$1,500 psf×0.999S$1,498 psf
Jan 2026Deng Fu Ville · 565 m01-05958 sqftS$1,510,000S$1,576 psf×0.999S$1,574 psf
Jan 2026Straits At Joo Chiat · 931 m01-051,453 sqftS$2,850,000S$1,961 psf×0.999S$1,959 psf
Jan 2026Sunny Palms · 663 m01-051,367 sqftS$1,755,000S$1,284 psf×0.999S$1,282 psf
Dec 2025Straits At Joo Chiat · 931 m01-051,453 sqftS$2,900,000S$1,996 psf×1.021S$2,037 psf
Dec 2025Straits At Joo Chiat · 931 m01-051,453 sqftS$2,950,000S$2,030 psf×1.021S$2,072 psf
Dec 2025The Treeline · 783 m01-051,518 sqftS$2,200,000S$1,450 psf×1.021S$1,480 psf
Dec 2025Prestige Residence · 717 m01-05990 sqftS$1,510,000S$1,525 psf×1.021S$1,556 psf
Nov 2025Le Reve · 606 m01-051,033 sqftS$1,768,000S$1,711 psf×1.021S$1,746 psf
Nov 2025D' Casita · 155 m01-051,647 sqftS$2,580,000S$1,567 psf×1.021S$1,599 psf
Nov 2025Kingston Terrace · 524 m01-05926 sqftS$1,168,000S$1,262 psf×1.021S$1,288 psf
Oct 2025Deng Fu Ville · 565 m01-051,001 sqftS$1,670,000S$1,668 psf×1.021S$1,703 psf
Oct 2025The Heliconia · 352 m01-051,345 sqftS$1,770,000S$1,316 psf×1.021S$1,343 psf
Oct 2025Eunos Park · 661 m01-051,033 sqftS$1,400,000S$1,355 psf×1.021S$1,383 psf
Sept 2025Mera East · 567 m01-051,206 sqftS$1,920,000S$1,593 psf×1.031S$1,642 psf
Sept 2025Deng Fu Ville · 565 m01-051,119 sqftS$1,830,000S$1,635 psf×1.031S$1,685 psf
Sept 2025Starville · 661 m06-101,216 sqftS$1,688,000S$1,388 psf×1.031S$1,431 psf
Sept 2025Espira Suites · 734 m01-051,066 sqftS$1,408,000S$1,321 psf×1.031S$1,362 psf
Aug 2025D'Gallery · 461 m01-051,023 sqftS$1,675,000S$1,638 psf×1.031S$1,688 psf
Aug 2025Kingston Terrace · 524 m01-051,324 sqftS$1,415,000S$1,069 psf×1.031S$1,102 psf
Aug 2025The Heliconia · 352 m06-101,302 sqftS$1,725,000S$1,324 psf×1.031S$1,365 psf
Aug 2025Starville · 661 m01-051,238 sqftS$1,738,880S$1,405 psf×1.031S$1,448 psf
Aug 2025The Treeline · 783 m01-051,453 sqftS$2,210,000S$1,521 psf×1.031S$1,568 psf
Aug 2025Sunny Palms · 663 m01-051,130 sqftS$1,710,000S$1,513 psf×1.031S$1,560 psf
Jul 2025Bliss Ville · 73 m01-051,658 sqftS$2,100,000S$1,267 psf×1.031S$1,306 psf
Jul 2025Rymden 77 · 757 m01-05980 sqftS$1,950,000S$1,991 psf×1.031S$2,052 psf
Jun 2025Vacanza @ East · 910 m01-051,033 sqftS$1,650,000S$1,597 psf×1.039S$1,659 psf
Jun 2025Singa Hills · 777 m01-051,163 sqftS$1,738,000S$1,495 psf×1.039S$1,554 psf
Jun 2025Eunos Park · 661 m01-051,636 sqftS$2,150,000S$1,314 psf×1.039S$1,365 psf
Jun 2025Starville · 661 m06-10936 sqftS$1,400,000S$1,495 psf×1.039S$1,553 psf
Jun 2025The Ambra · 765 m01-051,152 sqftS$2,080,000S$1,806 psf×1.039S$1,877 psf
May 2025The Navian · 617 m01-05926 sqftS$1,628,888S$1,760 psf×1.039S$1,828 psf
May 2025D' Casita · 155 m01-051,141 sqftS$1,790,000S$1,569 psf×1.039S$1,630 psf
May 2025Parc Elegance · 607 m01-051,572 sqftS$2,200,000S$1,400 psf×1.039S$1,455 psf
May 2025Tg Mansion · 758 m01-051,249 sqftS$1,620,000S$1,297 psf×1.039S$1,348 psf
Apr 2025Mera East · 567 m01-051,496 sqftS$2,025,000S$1,353 psf×1.039S$1,406 psf
Apr 2025Vacanza @ East · 910 m01-051,259 sqftS$2,030,000S$1,612 psf×1.039S$1,675 psf
Apr 2025D' Casita · 155 m01-051,453 sqftS$2,050,000S$1,411 psf×1.039S$1,466 psf
Apr 2025D' Palma · 433 m01-051,001 sqftS$1,580,000S$1,578 psf×1.039S$1,640 psf
Apr 2025Deng Fu Ville · 565 m01-051,421 sqftS$2,358,000S$1,660 psf×1.039S$1,724 psf
Apr 2025The Heliconia · 352 m06-101,302 sqftS$1,720,000S$1,321 psf×1.039S$1,372 psf
Apr 2025The Heliconia · 352 m01-051,335 sqftS$1,850,000S$1,386 psf×1.039S$1,440 psf
Apr 2025The Heliconia · 352 m01-051,345 sqftS$1,850,000S$1,375 psf×1.039S$1,429 psf
Apr 2025Starville · 661 m01-051,216 sqftS$1,668,000S$1,371 psf×1.039S$1,425 psf
Mar 2025Vacanza @ East · 910 m06-101,023 sqftS$1,600,000S$1,565 psf×1.050S$1,643 psf
Mar 2025Tedge · 585 m01-05990 sqftS$1,730,000S$1,747 psf×1.050S$1,835 psf
Mar 2025Starville · 661 m01-051,238 sqftS$1,820,000S$1,470 psf×1.050S$1,544 psf
Feb 2025Vacanza @ East · 910 m01-051,023 sqftS$1,560,000S$1,526 psf×1.050S$1,602 psf
Feb 2025Tedge · 585 m01-051,109 sqftS$2,080,000S$1,876 psf×1.050S$1,971 psf
Feb 2025Deng Fu Ville · 565 m01-051,130 sqftS$1,835,000S$1,624 psf×1.050S$1,705 psf
Feb 2025Tropika East · 705 m01-051,184 sqftS$1,620,000S$1,368 psf×1.050S$1,437 psf
Feb 2025Starville · 661 m06-101,238 sqftS$1,678,000S$1,356 psf×1.050S$1,424 psf
Feb 2025Starville · 661 m06-101,216 sqftS$1,620,000S$1,332 psf×1.050S$1,399 psf
Feb 2025Straits At Joo Chiat · 931 m01-051,227 sqftS$2,577,160S$2,100 psf×1.050S$2,206 psf
Feb 2025Straits At Joo Chiat · 931 m01-051,044 sqftS$2,221,520S$2,128 psf×1.050S$2,235 psf
Feb 2025Straits At Joo Chiat · 931 m01-051,044 sqftS$2,196,520S$2,104 psf×1.050S$2,210 psf
Feb 2025Straits At Joo Chiat · 931 m01-051,227 sqftS$2,552,160S$2,080 psf×1.050S$2,185 psf
Feb 2025Straits At Joo Chiat · 931 m01-051,044 sqftS$2,199,752S$2,107 psf×1.050S$2,213 psf
Feb 2025Eastcove Residences · 985 m01-05904 sqftS$1,270,000S$1,405 psf×1.050S$1,475 psf
Feb 2025Eastern Residence · 950 m01-051,173 sqftS$1,680,888S$1,433 psf×1.050S$1,505 psf
Jan 2025Vacanza @ East · 910 m01-051,023 sqftS$1,477,500S$1,445 psf×1.050S$1,518 psf
Jan 2025D'Oasia · 407 m01-051,098 sqftS$1,650,000S$1,503 psf×1.050S$1,579 psf
Jan 2025Starville · 661 m01-051,302 sqftS$1,728,000S$1,327 psf×1.050S$1,394 psf
Jan 2025Starville · 661 m06-101,216 sqftS$1,670,000S$1,373 psf×1.050S$1,442 psf
Jan 2025Straits At Joo Chiat · 931 m01-051,227 sqftS$2,567,160S$2,092 psf×1.050S$2,197 psf
Jan 2025Residence 66 · 768 m01-051,518 sqftS$1,650,000S$1,087 psf×1.050S$1,142 psf
Dec 2024Vacanza @ East · 910 m01-051,259 sqftS$1,930,000S$1,533 psf×1.054S$1,615 psf
Dec 2024D - Heritage Apartments · 658 m01-051,206 sqftS$1,660,000S$1,377 psf×1.054S$1,451 psf
Dec 2024Tropika East · 705 m01-051,098 sqftS$1,600,000S$1,457 psf×1.054S$1,535 psf
Dec 2024The Medley · 722 m01-051,410 sqftS$1,900,000S$1,347 psf×1.054S$1,420 psf
Nov 2024D' Palma · 433 m01-051,238 sqftS$1,268,888S$1,025 psf×1.054S$1,080 psf
Nov 2024The Lattiz · 388 m01-051,292 sqftS$1,922,496S$1,488 psf×1.054S$1,568 psf
Nov 2024Starville · 661 m01-051,216 sqftS$1,688,000S$1,388 psf×1.054S$1,462 psf

How accurate is this estimate for M Suites?

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.

3.07% gross yield

S$60,900 of rent a year against the estimate above · 0.07 points above flats like it

Leases signed here within a quarter of this size run about S$5,075 a month, the middle of 4 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 20261000-1100 sqft3Non-landed PropertiesS$5,600
Q2 20261000-1100 sqft3Non-landed PropertiesS$4,900
Q2 20261000-1100 sqft3Non-landed PropertiesS$4,900
Q4 20251000-1100 sqft3Non-landed PropertiesS$5,250
Q3 20241000-1100 sqft3Non-landed PropertiesS$5,600

median of 4 URA rental contracts at M Suites within a quarter of 120 sqm, since 2025Q4.

Buying or selling at S$1,981,656?

Buying: Stamp duty on S$1,981,656 · Cash and CPF needed on S$1,981,656 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,981,656.

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

Primary schools near 65 Lorong Melayu

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
Jul 2022
M Suites · 01-05 · Apartmentnew sale
1,023 sqftS$1,727,000S$1,689 psf
May 2022
M Suites · 01-05 · Apartmentnew sale
1,292 sqftS$2,066,594S$1,600 psf
May 2022
M Suites · 01-05 · Apartmentnew sale
1,313 sqftS$2,193,158S$1,670 psf
Apr 2022
M Suites · 01-05 · Apartmentnew sale
1,292 sqftS$2,074,122S$1,606 psf
Apr 2022
M Suites · 01-05 · Apartmentnew sale
1,313 sqftS$2,180,000S$1,660 psf
Mar 2022
M Suites · 01-05 · Apartmentnew sale
1,313 sqftS$2,169,482S$1,652 psf
Mar 2022
M Suites · 01-05 · Apartmentnew sale
1,044 sqftS$1,783,189S$1,708 psf
Mar 2022
M Suites · 01-05 · Apartmentnew sale
1,292 sqftS$2,081,649S$1,612 psf
Feb 2022
M Suites · 01-05 · Apartmentnew sale
1,292 sqftS$2,089,176S$1,617 psf
Feb 2022
M Suites · 01-05 · Apartmentnew sale
1,023 sqftS$1,708,905S$1,671 psf
Oct 2021
M Suites · 01-05 · Apartmentnew sale
1,044 sqftS$1,748,888S$1,675 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.