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apartment · 455225

Aquarine Gardens

Project page · Freehold

Indicative value range
S$1,204,015 – S$1,402,103
Indicative mid S$1,271,852 · S$1,738 psf

Based on 47 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

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 2026Flamingo Valley · 707 m01-05517 sqftS$900,000S$1,742 psf×1.000S$1,742 psf
Sept 2026Flamingo Valley · 707 m01-05517 sqftS$930,000S$1,800 psf×1.000S$1,800 psf
Jul 2026Flamingo Valley · 707 m01-05840 sqftS$1,618,000S$1,927 psf×1.000S$1,927 psf
Jun 2026Eastbay · 142 m01-05689 sqftS$1,150,000S$1,669 psf×1.000S$1,669 psf
Jun 2026Flamingo Valley · 707 m01-05581 sqftS$980,000S$1,686 psf×1.000S$1,686 psf
Jun 2026Eastern Lagoon · 730 m01-05721 sqftS$1,000,000S$1,387 psf×1.000S$1,387 psf
Apr 2026Eastern Lagoon · 730 m11-15753 sqftS$1,280,000S$1,699 psf×1.000S$1,699 psf
Apr 2026Crescendo Park · 200 m01-05850 sqftS$1,500,000S$1,764 psf×1.000S$1,764 psf
Feb 2026Flamingo Valley · 707 m01-05818 sqftS$1,580,000S$1,931 psf×0.999S$1,929 psf
Feb 2026Landbay Condominium · 874 m01-05904 sqftS$1,600,000S$1,770 psf×0.999S$1,768 psf
Feb 2026Siglap V · 490 m01-05517 sqftS$880,000S$1,703 psf×0.999S$1,701 psf
Feb 2026Siglap V · 490 m01-05829 sqftS$1,180,000S$1,424 psf×0.999S$1,422 psf
Feb 202677 @ East Coast · 85 m01-05667 sqftS$1,280,000S$1,918 psf×0.999S$1,916 psf
Jan 2026Eastbay · 142 m01-05689 sqftS$1,128,888S$1,639 psf×0.999S$1,637 psf
Jan 2026Flamingo Valley · 707 m01-05818 sqftS$1,575,000S$1,925 psf×0.999S$1,923 psf
Jan 2026Aquarine Gardens01-05710 sqftS$1,230,088S$1,732 psf×0.999S$1,730 psf
Jan 2026Siglap V · 490 m01-05517 sqftS$855,000S$1,655 psf×0.999S$1,653 psf
Dec 2025Flamingo Valley · 707 m01-05818 sqftS$1,568,000S$1,917 psf×1.021S$1,956 psf
Dec 2025Eastern Lagoon · 730 m06-10689 sqftS$1,050,000S$1,524 psf×1.021S$1,556 psf
Dec 2025Park East · 670 m01-05872 sqftS$1,720,000S$1,973 psf×1.021S$2,014 psf
Nov 2025Axis @ Siglap · 514 m01-05861 sqftS$1,560,000S$1,812 psf×1.021S$1,849 psf
Nov 2025Siglap V · 490 m01-05517 sqftS$850,000S$1,645 psf×1.021S$1,679 psf
Oct 2025Flamingo Valley · 707 m01-05786 sqftS$1,488,000S$1,894 psf×1.021S$1,933 psf
Oct 2025Eastern Lagoon · 730 m01-05797 sqftS$1,270,000S$1,594 psf×1.021S$1,627 psf
Oct 2025Eastern Lagoon · 730 m01-05721 sqftS$1,020,000S$1,414 psf×1.021S$1,444 psf
Oct 2025Eastern Lagoon · 730 m11-15893 sqftS$1,710,000S$1,914 psf×1.021S$1,954 psf
Sept 2025Flamingo Valley · 707 m01-05861 sqftS$1,600,000S$1,858 psf×1.031S$1,915 psf
Sept 2025Eastern Lagoon · 730 m01-05721 sqftS$1,020,000S$1,414 psf×1.031S$1,458 psf
Sept 202577 @ East Coast · 85 m01-05689 sqftS$1,388,000S$2,015 psf×1.031S$2,077 psf
Aug 2025Flamingo Valley · 707 m01-05936 sqftS$1,450,000S$1,548 psf×1.031S$1,596 psf
Aug 2025Siglap V · 490 m01-05904 sqftS$1,128,000S$1,248 psf×1.031S$1,286 psf
Jul 2025Siglap V · 490 m01-05517 sqftS$855,000S$1,655 psf×1.031S$1,706 psf
Jun 2025Crescendo Park · 200 m01-05850 sqftS$1,470,000S$1,729 psf×1.039S$1,796 psf
May 2025Springvale · 387 m01-05915 sqftS$1,530,000S$1,672 psf×1.039S$1,738 psf
May 2025Eastbay · 142 m01-05581 sqftS$968,000S$1,665 psf×1.039S$1,730 psf
May 2025Landbay Condominium · 874 m01-05904 sqftS$1,600,000S$1,770 psf×1.039S$1,839 psf
May 2025Siglap V · 490 m01-05517 sqftS$850,000S$1,645 psf×1.039S$1,709 psf
May 2025Siglap V · 490 m01-05678 sqftS$1,050,000S$1,548 psf×1.039S$1,609 psf
Mar 2025Eastbay · 142 m01-05624 sqftS$1,120,000S$1,794 psf×1.050S$1,884 psf
Jan 2025Siglap V · 490 m01-05517 sqftS$872,000S$1,688 psf×1.050S$1,773 psf
Dec 2024Suites @ Eastcoast · 507 m01-05570 sqftS$975,000S$1,709 psf×1.054S$1,801 psf
Dec 2024Eastern Lagoon · 730 m11-15893 sqftS$1,650,000S$1,847 psf×1.054S$1,946 psf
Dec 2024Siglap V · 490 m01-05829 sqftS$1,000,000S$1,207 psf×1.054S$1,271 psf
Dec 202477 @ East Coast · 85 m01-05592 sqftS$1,130,000S$1,909 psf×1.054S$2,011 psf
Nov 2024Eastern Lagoon · 730 m06-10689 sqftS$1,128,888S$1,639 psf×1.054S$1,727 psf
Nov 2024Crescendo Park · 200 m01-05850 sqftS$1,280,000S$1,505 psf×1.054S$1,586 psf
Nov 2024Fernwood Towers · 570 m01-05807 sqftS$1,538,888S$1,906 psf×1.054S$2,008 psf

How accurate is this estimate for Aquarine Gardens?

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.

3.02% gross yield

S$38,400 of rent a year against the estimate above · 0.02 points above flats like it

Leases signed here within a quarter of this size run about S$3,200 a month, the middle of 1 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 20261000-1100 sqft3Non-landed PropertiesS$4,250
Q2 2026800-900 sqft2Non-landed PropertiesS$3,200
Q2 2025800-900 sqft2Non-landed PropertiesS$3,500
Q2 2025800-900 sqft2Non-landed PropertiesS$3,450
Q4 20241000-1100 sqft3Non-landed PropertiesS$4,300
Q3 20241000-1100 sqft3Non-landed PropertiesS$4,250
Q3 2024800-900 sqft2Non-landed PropertiesS$3,700

median of 1 URA rental contracts at Aquarine Gardens within a quarter of 68 sqm, since 2025Q4.

Buying or selling at S$1,271,852?

Buying: Stamp duty on S$1,271,852 · Cash and CPF needed on S$1,271,852 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,271,852.

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

Primary schools near 91 Upper 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
Jan 2026
Aquarine Gardens · 01-05 · Apartment
710 sqftS$1,230,088S$1,732 psf
Jul 2024
Aquarine Gardens · 01-05 · Apartment
732 sqftS$1,220,000S$1,667 psf
Apr 2022
Aquarine Gardens · 01-05 · Apartment
818 sqftS$1,150,000S$1,406 psf
Feb 2022
Aquarine Gardens · 01-05 · Apartment
1,076 sqftS$1,400,000S$1,301 psf
Dec 2021
Aquarine Gardens · 01-05 · Apartment
710 sqftS$985,000S$1,387 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.