homequant
apartment · 417660

Astor

Project page · 99-year lease from 2002

Indicative value range
S$1,340,706 – S$1,441,125
Indicative mid S$1,364,914 · S$1,255 psf

Based on 11 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

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 2026Astor06-101,119 sqftS$1,320,000S$1,179 psf×1.000S$1,179 psf
May 2026Astor01-05872 sqftS$1,085,000S$1,244 psf×1.000S$1,244 psf
Oct 2025Astor11-151,109 sqftS$1,350,000S$1,218 psf×1.021S$1,243 psf
Oct 2025Astor06-101,087 sqftS$1,450,000S$1,334 psf×1.021S$1,361 psf
Aug 2025Astor06-101,130 sqftS$1,325,000S$1,172 psf×1.031S$1,208 psf
Jul 2025Astor11-151,173 sqftS$1,548,000S$1,319 psf×1.031S$1,360 psf
May 2025Astor01-05861 sqftS$1,070,000S$1,243 psf×1.039S$1,291 psf
Mar 2025Astor06-101,109 sqftS$1,530,000S$1,380 psf×1.050S$1,450 psf
Dec 2024Astor01-05990 sqftS$1,180,000S$1,192 psf×1.054S$1,255 psf
Dec 2024Astor01-05861 sqftS$1,048,000S$1,217 psf×1.054S$1,282 psf
Nov 2024Astor01-051,119 sqftS$1,300,000S$1,161 psf×1.054S$1,224 psf

How accurate is this estimate for Astor?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Astor since.

Median error
5.5%

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

A thin test: 4 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.

3.52% gross yield

S$48,000 of rent a year against the estimate above · 0.17 points above flats like it

Leases signed here within a quarter of this size run about S$4,000 a month, the middle of 3 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.

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$3,600
Q2 20261000-1100 sqft3Non-landed PropertiesS$4,000
Q2 2026800-900 sqft2Non-landed PropertiesS$3,500
Q2 2026800-900 sqft2Non-landed PropertiesS$3,500
Q2 2026800-900 sqft2Non-landed PropertiesS$3,300
Q2 2026800-900 sqft2Non-landed PropertiesS$3,300
Q1 2026800-900 sqft2Non-landed PropertiesS$3,750
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,000

median of 3 URA rental contracts at Astor within a quarter of 101 sqm, since 2025Q4.

Buying or selling at S$1,364,914?

Buying: Stamp duty on S$1,364,914 · Cash and CPF needed on S$1,364,914 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,364,914.

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

Primary schools near 51c Lengkong Empat

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
Astor · 06-10 · Apartment · 74 years left
1,119 sqftS$1,320,000S$1,179 psf
May 2026
Astor · 01-05 · Apartment · 75 years left
872 sqftS$1,085,000S$1,244 psf
Oct 2025
Astor · 06-10 · Apartment · 75 years left
1,087 sqftS$1,450,000S$1,334 psf
Oct 2025
Astor · 11-15 · Apartment · 75 years left
1,109 sqftS$1,350,000S$1,218 psf
Aug 2025
Astor · 06-10 · Apartment · 75 years left
1,130 sqftS$1,325,000S$1,172 psf
Jul 2025
Astor · 11-15 · Apartment · 76 years left
1,173 sqftS$1,548,000S$1,319 psf
May 2025
Astor · 01-05 · Apartment · 76 years left
861 sqftS$1,070,000S$1,243 psf
Mar 2025
Astor · 06-10 · Apartment · 76 years left
1,109 sqftS$1,530,000S$1,380 psf
Dec 2024
Astor · 01-05 · Apartment · 76 years left
861 sqftS$1,048,000S$1,217 psf
Dec 2024
Astor · 01-05 · Apartment · 76 years left
990 sqftS$1,180,000S$1,192 psf
Nov 2024
Astor · 01-05 · Apartment · 76 years left
1,119 sqftS$1,300,000S$1,161 psf
Dec 2022
Astor · 11-15 · Apartment · 78 years left
1,130 sqftS$1,150,000S$1,018 psf
Oct 2022
Astor · 06-10 · Apartment · 78 years left
861 sqftS$923,777S$1,073 psf
Apr 2022
Astor · 11-15 · Apartment · 79 years left
1,087 sqftS$1,030,000S$947 psf
Dec 2021
Astor · 01-05 · Apartment · 79 years left
990 sqftS$850,000S$858 psf
Nov 2021
Astor · 06-10 · Apartment · 79 years left
1,087 sqftS$1,070,000S$984 psf
Oct 2021
Astor · 01-05 · Apartment · 79 years left
872 sqftS$825,000S$946 psf

Sale prices as filed in caveats.

Where the lease takes this

About 74 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years69 yearsS$1,334,470S$1,473,362S$1,623,586S$1,669,367
10 years64 yearsS$1,276,691S$1,556,280S$1,889,815S$1,997,893
20 years54 yearsS$1,124,756S$1,671,328S$2,464,479S$2,754,426

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.