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apartment · 427060

Tivoli Grande

Project page · Freehold

Indicative value range
S$1,348,346 – S$1,414,373
Indicative mid S$1,389,839 · S$1,634 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
Oct 2025Tivoli Grande01-05850 sqftS$1,420,000S$1,670 psf×0.996S$1,663 psf
Sept 2025Tivoli Grande01-05700 sqftS$1,140,000S$1,629 psf×1.003S$1,634 psf
Apr 2025Tivoli Grande01-05850 sqftS$1,340,000S$1,576 psf×1.006S$1,586 psf
Feb 2025Tivoli Grande01-05850 sqftS$1,328,000S$1,562 psf×0.995S$1,554 psf
Jan 2025Tivoli Grande01-05797 sqftS$1,386,000S$1,740 psf×0.995S$1,732 psf

How accurate is this estimate for Tivoli Grande?

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.

3.11% gross yield

S$43,200 of rent a year against the estimate above · 0.04 points below flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 16 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$3,900
Q3 2026800-900 sqft2Non-landed PropertiesS$3,820
Q3 2026800-900 sqft2Non-landed PropertiesS$3,700
Q3 2026800-900 sqft2Non-landed PropertiesS$3,700
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q3 2026700-800 sqft2Non-landed PropertiesS$3,500
Q3 2026600-700 sqft2Non-landed PropertiesS$3,400
Q3 2026800-900 sqft2Non-landed PropertiesS$3,350

median of 16 URA rental contracts at Tivoli Grande within a quarter of 79 sqm, since 2025Q4.

Buying or selling at S$1,389,839?

Buying: Stamp duty on S$1,389,839 · Cash and CPF needed on S$1,389,839 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,389,839.

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

Primary schools near 128 Koon Seng 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
Jul 2026
Tivoli Grande · 01-05 · Apartment
1,141 sqftS$1,550,000S$1,358 psf
Oct 2025
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,420,000S$1,670 psf
Sept 2025
Tivoli Grande · 01-05 · Apartment
700 sqftS$1,140,000S$1,629 psf
Apr 2025
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,340,000S$1,576 psf
Mar 2025
Tivoli Grande · 01-05 · Apartment
1,528 sqftS$2,110,000S$1,380 psf
Feb 2025
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,328,000S$1,562 psf
Jan 2025
Tivoli Grande · 01-05 · Apartment
797 sqftS$1,386,000S$1,740 psf
Oct 2024
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,280,000S$1,505 psf
May 2024
Tivoli Grande · 01-05 · Apartment
700 sqftS$1,125,000S$1,608 psf
Apr 2024
Tivoli Grande · 01-05 · Apartment
1,389 sqftS$1,780,000S$1,282 psf
Apr 2024
Tivoli Grande · 01-05 · Apartment
797 sqftS$1,350,000S$1,695 psf
Mar 2024
Tivoli Grande · 01-05 · Apartment
1,539 sqftS$2,020,000S$1,312 psf
Mar 2024
Tivoli Grande · 01-05 · Apartment
1,528 sqftS$1,950,000S$1,276 psf
Dec 2023
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,390,000S$1,635 psf
Nov 2023
Tivoli Grande · 01-05 · Apartment
700 sqftS$1,120,000S$1,601 psf
Oct 2023
Tivoli Grande · 01-05 · Apartment
1,528 sqftS$1,950,000S$1,276 psf
Jun 2023
Tivoli Grande · 01-05 · Apartment
1,141 sqftS$1,400,000S$1,227 psf
Nov 2022
Tivoli Grande · 01-05 · Apartment
797 sqftS$1,255,000S$1,576 psf
Sept 2022
Tivoli Grande · 01-05 · Apartment
1,528 sqftS$1,948,000S$1,274 psf
Aug 2022
Tivoli Grande · 01-05 · Apartment
1,141 sqftS$1,400,000S$1,227 psf
Aug 2022
Tivoli Grande · 01-05 · Apartment
560 sqftS$755,000S$1,349 psf
Aug 2022
Tivoli Grande · 01-05 · Apartment
700 sqftS$988,888S$1,413 psf
Jul 2022
Tivoli Grande · 01-05 · Apartment
1,238 sqftS$1,490,000S$1,204 psf
Jun 2022
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,165,000S$1,370 psf
Jun 2022
Tivoli Grande · 01-05 · Apartment
1,141 sqftS$1,460,000S$1,280 psf
Feb 2022
Tivoli Grande · 01-05 · Apartment
700 sqftS$955,000S$1,365 psf
Jan 2022
Tivoli Grande · 01-05 · Apartment
700 sqftS$970,000S$1,386 psf
Jan 2022
Tivoli Grande · 01-05 · Apartment
850 sqftS$1,100,000S$1,294 psf
Jan 2022
Tivoli Grande · 01-05 · Apartment
797 sqftS$1,150,000S$1,444 psf
Dec 2021
Tivoli Grande · 01-05 · Apartment
1,528 sqftS$1,740,000S$1,138 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.