homequant
condo · 437920

The Sovereign

Project page · Freehold

Indicative value range
S$6,183,222 – S$6,724,390
Indicative mid S$6,520,175 · S$2,472 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
Apr 2026The Sovereign06-102,637 sqftS$6,800,000S$2,579 psf×1.000S$2,579 psf
Jul 2025The Sovereign21-253,305 sqftS$8,400,000S$2,542 psf×1.003S$2,550 psf
Jul 2025The Sovereign16-202,637 sqftS$6,500,000S$2,465 psf×1.003S$2,472 psf
Jul 2025The Sovereign01-052,637 sqftS$6,150,000S$2,332 psf×1.003S$2,339 psf
May 2025The Sovereign01-053,305 sqftS$7,700,000S$2,330 psf×1.006S$2,345 psf

How accurate is this estimate for The Sovereign?

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.

2.02% gross yield

S$132,000 of rent a year against the estimate above · 1.13 points below flats like it

Leases signed here within a quarter of this size run about S$11,000 a month, the middle of 10 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 2026>3000 sqft—Non-landed PropertiesS$12,500
Q3 20262600-2700 sqft—Non-landed PropertiesS$12,000
Q3 20262600-2700 sqft—Non-landed PropertiesS$11,000
Q2 2026>3000 sqft—Non-landed PropertiesS$13,000
Q2 2026>3000 sqft—Non-landed PropertiesS$12,500
Q2 2026>3000 sqft—Non-landed PropertiesS$12,500
Q2 20262600-2700 sqft—Non-landed PropertiesS$11,000
Q2 20262600-2700 sqft—Non-landed PropertiesS$11,000

median of 10 URA rental contracts at The Sovereign within a quarter of 245 sqm, since 2025Q4.

Buying or selling at S$6,520,175?

Buying: Stamp duty on S$6,520,175 · Cash and CPF needed on S$6,520,175 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$6,520,175.

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

Primary schools near 99 Meyer 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
Apr 2026
The Sovereign · 06-10 · Condominium
2,637 sqftS$6,800,000S$2,579 psf
Jul 2025
The Sovereign · 16-20 · Condominium
2,637 sqftS$6,500,000S$2,465 psf
Jul 2025
The Sovereign · 01-05 · Condominium
2,637 sqftS$6,150,000S$2,332 psf
Jul 2025
The Sovereign · 21-25 · Condominium
3,305 sqftS$8,400,000S$2,542 psf
May 2025
The Sovereign · 01-05 · Condominium
3,305 sqftS$7,700,000S$2,330 psf
Oct 2024
The Sovereign · 21-25 · Condominium
3,305 sqftS$8,600,000S$2,603 psf
Sept 2024
The Sovereign · 06-10 · Condominium
2,637 sqftS$6,200,000S$2,351 psf
Jun 2024
The Sovereign · 11-15 · Condominium
3,305 sqftS$8,600,000S$2,603 psf
Nov 2023
The Sovereign · 06-10 · Condominium
2,637 sqftS$6,500,000S$2,465 psf
Oct 2023
The Sovereign · 26-30 · Condominium
2,637 sqftS$5,800,000S$2,199 psf
Dec 2021
The Sovereign · 21-25 · Condominium
2,637 sqftS$5,840,000S$2,215 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.