homequant
apartment · 429021

448@East Coast

Project page · Freehold

Indicative value range
S$734,377 – S$752,832
Indicative mid S$738,954 · S$1,674 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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 2026448@East Coast01-05431 sqftS$712,000S$1,654 psf×1.000S$1,654 psf
Apr 2026448@East Coast01-05463 sqftS$775,000S$1,674 psf×1.000S$1,674 psf
Feb 2026448@East Coast01-05463 sqftS$805,000S$1,739 psf×0.999S$1,737 psf

How accurate is this estimate for 448@East Coast?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in 448@East Coast since.

Median error
3.8%

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.

4.79% gross yield

S$35,400 of rent a year against the estimate above · 1.79 points above flats like it

Leases signed here within a quarter of this size run about S$2,950 a month, the middle of 8 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 2026600-700 sqft2Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,000
Q3 2026400-500 sqft1Non-landed PropertiesS$3,000
Q2 2026400-500 sqft—Non-landed PropertiesS$2,850
Q1 2026400-500 sqft1Non-landed PropertiesS$3,000
Q1 2026400-500 sqft1Non-landed PropertiesS$2,900
Q1 2026400-500 sqft—Non-landed PropertiesS$2,875
Q1 2026500-600 sqft2Non-landed PropertiesS$2,700

median of 8 URA rental contracts at 448@East Coast within a quarter of 41 sqm, since 2025Q4.

Buying or selling at S$738,954?

Buying: Stamp duty on S$738,954 · Cash and CPF needed on S$738,954 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$738,954.

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

Primary schools near 448 East Coast 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
Sept 2026
448@East Coast · 01-05 · Apartment
431 sqftS$712,000S$1,654 psf
Apr 2026
448@East Coast · 01-05 · Apartment
463 sqftS$775,000S$1,674 psf
Feb 2026
448@East Coast · 01-05 · Apartment
463 sqftS$805,000S$1,739 psf
Oct 2025
448@East Coast · 01-05 · Apartment
657 sqftS$1,130,000S$1,721 psf
Jun 2025
448@East Coast · 01-05 · Apartment
441 sqftS$778,000S$1,763 psf
Dec 2024
448@East Coast · 01-05 · Apartment
431 sqftS$743,000S$1,726 psf
Apr 2024
448@East Coast · 01-05 · Apartment
431 sqftS$742,000S$1,723 psf
Dec 2023
448@East Coast · 01-05 · Apartment
657 sqftS$1,020,000S$1,553 psf
Nov 2021
448@East Coast · 01-05 · Apartment
441 sqftS$713,000S$1,616 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.