homequant
condo · 436928

Camelot By-The-Water

Project page · 99-year lease from 1996

Indicative value range
S$4,605,231 – S$5,543,145
Indicative mid S$5,150,668 · S$1,782 psf

Based on 26 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

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026Pebble Bay · 535 m01-052,788 sqftS$4,450,000S$1,596 psf×1.000S$1,596 psf
Jun 2026Sanctuary Green · 505 m06-102,723 sqftS$3,900,000S$1,432 psf×1.000S$1,432 psf
May 2026Pebble Bay · 535 m11-152,336 sqftS$4,310,000S$1,845 psf×1.000S$1,845 psf
Apr 2026Costa Rhu · 997 m06-102,239 sqftS$4,500,000S$2,010 psf×1.000S$2,010 psf
Mar 2026Pebble Bay · 535 m06-102,336 sqftS$3,880,000S$1,661 psf×0.988S$1,642 psf
Feb 2026Pebble Bay · 535 m01-052,099 sqftS$4,400,000S$2,096 psf×0.988S$2,072 psf
Feb 2026Camelot By-The-Water01-053,035 sqftS$5,950,000S$1,960 psf×0.988S$1,937 psf
Dec 2025Pebble Bay · 535 m01-052,626 sqftS$4,900,000S$1,866 psf×0.996S$1,858 psf
Nov 2025Sanctuary Green · 505 m06-102,443 sqftS$3,300,000S$1,351 psf×0.996S$1,345 psf
Sept 2025Pebble Bay · 535 m01-053,057 sqftS$5,800,000S$1,897 psf×1.003S$1,903 psf
Sept 2025Pebble Bay · 535 m16-202,626 sqftS$5,750,000S$2,189 psf×1.003S$2,196 psf
Aug 2025Pebble Bay · 535 m06-102,336 sqftS$4,200,000S$1,798 psf×1.003S$1,804 psf
Jun 2025Pebble Bay · 535 m11-152,336 sqftS$4,330,000S$1,854 psf×1.006S$1,865 psf
Jun 2025Camelot By-The-Water01-053,294 sqftS$5,000,000S$1,518 psf×1.006S$1,527 psf
Jun 2025Costa Rhu · 997 m01-052,056 sqftS$3,330,000S$1,620 psf×1.006S$1,630 psf
May 2025Pebble Bay · 535 m11-152,626 sqftS$5,500,000S$2,094 psf×1.006S$2,107 psf
May 2025Pebble Bay · 535 m11-152,626 sqftS$4,595,500S$1,750 psf×1.006S$1,761 psf
Apr 2025Pebble Bay · 535 m01-052,325 sqftS$4,000,000S$1,720 psf×1.006S$1,731 psf
Apr 2025Pebble Bay · 535 m01-052,325 sqftS$3,568,000S$1,535 psf×1.006S$1,544 psf
Apr 2025Costa Rhu · 997 m11-152,217 sqftS$4,725,017S$2,131 psf×1.006S$2,144 psf
Feb 2025Costa Rhu · 997 m06-102,056 sqftS$3,290,000S$1,600 psf×0.995S$1,593 psf
Dec 2024Costa Rhu · 997 m06-102,056 sqftS$3,280,000S$1,595 psf×1.012S$1,615 psf
Dec 2024Costa Rhu · 997 m01-052,217 sqftS$4,210,000S$1,899 psf×1.012S$1,922 psf
Dec 2024Costa Rhu · 997 m01-052,056 sqftS$3,080,000S$1,498 psf×1.012S$1,516 psf
Nov 2024Pebble Bay · 535 m06-102,282 sqftS$4,300,000S$1,884 psf×1.012S$1,907 psf
Nov 2024Costa Rhu · 997 m01-052,153 sqftS$2,850,000S$1,324 psf×1.012S$1,340 psf

How accurate is this estimate for Camelot By-The-Water?

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.

2.80% gross yield

S$144,000 of rent a year against the estimate above · 0.36 points below flats like it

Leases signed here within a quarter of this size run about S$12,000 a month, the middle of 16 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 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 20262800-2900 sqft4Non-landed PropertiesS$12,600
Q3 2026>3000 sqft4Non-landed PropertiesS$12,500
Q3 20262800-2900 sqft4Non-landed PropertiesS$12,200
Q3 20262800-2900 sqft4Non-landed PropertiesS$12,200
Q3 2026>3000 sqft4Non-landed PropertiesS$12,000
Q3 2026>3000 sqft4Non-landed PropertiesS$12,000
Q2 20262600-2700 sqft4Non-landed PropertiesS$13,069
Q2 20262600-2700 sqft4Non-landed PropertiesS$11,000

median of 16 URA rental contracts at Camelot By-The-Water within a quarter of 268.5 sqm, since 2025Q4.

Buying or selling at S$5,150,668?

Buying: Stamp duty on S$5,150,668 · Cash and CPF needed on S$5,150,668 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,150,668.

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

Primary schools near 110 Tanjong Rhu 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2026
Camelot By-The-Water · 01-05 · Condominium · 69 years left
3,035 sqftS$5,950,000S$1,960 psf
Jun 2025
Camelot By-The-Water · 01-05 · Condominium · 70 years left
3,294 sqftS$5,000,000S$1,518 psf
Oct 2024
Camelot By-The-Water · 01-05 · Condominium · 70 years left
2,723 sqftS$4,166,000S$1,530 psf
Jan 2024
Camelot By-The-Water · 01-05 · Condominium · 71 years left
3,531 sqftS$5,400,000S$1,530 psf
Oct 2023
Camelot By-The-Water · 16-20 · Condominium · 71 years left
3,035 sqftS$6,710,000S$2,211 psf
Jul 2023
Camelot By-The-Water · 01-05 · Condominium · 72 years left
2,745 sqftS$5,000,000S$1,822 psf
Sept 2022
Camelot By-The-Water · 06-10 · Condominium · 72 years left
2,745 sqftS$5,000,000S$1,822 psf
Sept 2022
Camelot By-The-Water · 01-05 · Condominium · 72 years left
3,240 sqftS$5,200,000S$1,605 psf
Aug 2022
Camelot By-The-Water · 06-10 · Condominium · 72 years left
3,035 sqftS$5,500,000S$1,812 psf
May 2022
Camelot By-The-Water · 01-05 · Condominium · 73 years left
2,433 sqftS$4,150,000S$1,706 psf
Jan 2022
Camelot By-The-Water · 01-05 · Condominium · 73 years left
2,433 sqftS$3,775,000S$1,552 psf
Dec 2021
Camelot By-The-Water · 01-05 · Condominium · 73 years left
2,723 sqftS$3,300,000S$1,212 psf

Sale prices as filed in caveats.

Where the lease takes this

About 68 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, 4.09% a yearmeasured
5 years63 yearsS$4,927,664S$5,440,540S$5,995,257S$6,021,243
10 years58 yearsS$4,643,471S$5,660,365S$6,873,472S$6,933,186
20 years48 yearsS$4,124,629S$6,128,982S$9,037,570S$9,195,282

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.