homequant
apartment · 455289

Crescendo Building

Project page · Freehold

Indicative value range
S$2,145,756 – S$2,482,075
Indicative mid S$2,281,659 · S$1,752 psf

Based on 97 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 2026Suites @ Eastcoast · 714 m01-051,130 sqftS$1,410,000S$1,248 psf×1.000S$1,248 psf
Sept 2026Flamingo Valley · 591 m01-05990 sqftS$1,860,000S$1,878 psf×1.000S$1,878 psf
Sept 2026Fernwood Towers · 434 m06-101,647 sqftS$2,790,000S$1,694 psf×1.000S$1,694 psf
Aug 2026Suites @ Eastcoast · 714 m01-051,152 sqftS$1,325,000S$1,150 psf×1.000S$1,150 psf
Aug 2026Flamingo Valley · 591 m01-051,216 sqftS$2,500,000S$2,055 psf×1.000S$2,055 psf
Aug 2026Crescendo Park · 29 m01-051,410 sqftS$2,688,000S$1,906 psf×1.000S$1,906 psf
Aug 2026East Palm · 568 m01-051,195 sqftS$2,180,000S$1,825 psf×1.000S$1,825 psf
Aug 2026Fortune Spring · 563 m01-051,130 sqftS$1,720,000S$1,522 psf×1.000S$1,522 psf
Aug 2026Fernwood Towers · 434 m06-101,636 sqftS$2,880,000S$1,760 psf×1.000S$1,760 psf
Jul 2026Flamingo Valley · 591 m01-051,195 sqftS$2,030,000S$1,699 psf×1.000S$1,699 psf
Jul 2026Eastern Lagoon · 935 m16-201,378 sqftS$2,650,000S$1,923 psf×1.000S$1,923 psf
Jul 2026Park East · 615 m06-101,658 sqftS$2,900,000S$1,749 psf×1.000S$1,749 psf
Jul 2026Crescendo Park · 29 m01-051,475 sqftS$2,525,000S$1,712 psf×1.000S$1,712 psf
Jun 2026Finland Gardens · 370 m01-051,475 sqftS$2,750,000S$1,865 psf×1.000S$1,865 psf
Jun 2026Eastern Lagoon · 935 m11-151,378 sqftS$2,680,000S$1,945 psf×1.000S$1,945 psf
Jun 2026Axis @ Siglap · 312 m01-051,001 sqftS$1,700,000S$1,698 psf×1.000S$1,698 psf
May 2026Flamingo Valley · 591 m01-051,206 sqftS$2,255,000S$1,871 psf×1.000S$1,871 psf
May 2026East Palm · 568 m01-051,163 sqftS$2,100,000S$1,806 psf×1.000S$1,806 psf
May 2026Siglap V · 284 m01-051,044 sqftS$1,370,000S$1,312 psf×1.000S$1,312 psf
Apr 2026The Hacienda · 176 m01-051,206 sqftS$2,030,000S$1,684 psf×1.000S$1,684 psf
Apr 2026Eastbay · 327 m01-051,130 sqftS$1,800,000S$1,593 psf×1.000S$1,593 psf
Apr 2026Park East · 615 m01-051,345 sqftS$2,360,000S$1,754 psf×1.000S$1,754 psf
Mar 2026The Hacienda · 176 m01-051,206 sqftS$2,300,000S$1,908 psf×0.999S$1,906 psf
Mar 2026Flamingo Valley · 591 m01-051,593 sqftS$3,180,000S$1,996 psf×0.999S$1,994 psf
Mar 2026Flamingo Valley · 591 m01-051,206 sqftS$2,200,000S$1,825 psf×0.999S$1,823 psf
Mar 2026Flamingo Valley · 591 m01-051,206 sqftS$2,348,000S$1,948 psf×0.999S$1,946 psf
Mar 2026Park East · 615 m01-051,345 sqftS$2,420,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Fernwood Towers · 434 m01-051,636 sqftS$2,700,000S$1,650 psf×0.999S$1,648 psf
Mar 2026Fernwood Towers · 434 m11-151,636 sqftS$2,950,000S$1,803 psf×0.999S$1,801 psf
Feb 2026Crescendo Park · 29 m01-051,055 sqftS$1,850,000S$1,754 psf×0.999S$1,752 psf
Jan 2026Springvale · 180 m01-051,109 sqftS$1,990,000S$1,795 psf×0.999S$1,793 psf
Jan 2026Flamingo Valley · 591 m01-051,593 sqftS$3,108,888S$1,952 psf×0.999S$1,949 psf
Jan 2026Flamingo Valley · 591 m01-051,216 sqftS$2,372,000S$1,950 psf×0.999S$1,948 psf
Jan 2026Flamingo Valley · 591 m01-051,173 sqftS$2,068,000S$1,763 psf×0.999S$1,761 psf
Jan 2026Eastern Lagoon · 935 m11-151,378 sqftS$2,380,000S$1,727 psf×0.999S$1,726 psf
Jan 2026Fernwood Towers · 434 m16-201,636 sqftS$2,860,000S$1,748 psf×0.999S$1,746 psf
Dec 2025Flamingo Valley · 591 m01-051,636 sqftS$3,180,000S$1,944 psf×1.021S$1,984 psf
Dec 2025Fernwood Towers · 434 m06-101,636 sqftS$2,700,000S$1,650 psf×1.021S$1,684 psf
Dec 2025Fernwood Towers · 434 m01-051,636 sqftS$2,748,000S$1,680 psf×1.021S$1,714 psf
Nov 2025Eastern Lagoon · 935 m01-051,066 sqftS$1,720,000S$1,614 psf×1.021S$1,648 psf
Nov 2025Crescendo Park · 29 m01-051,432 sqftS$2,370,000S$1,655 psf×1.021S$1,690 psf
Nov 2025Coastarina · 972 m01-051,012 sqftS$1,930,000S$1,907 psf×1.021S$1,947 psf
Oct 2025Flamingo Valley · 591 m01-05990 sqftS$1,850,000S$1,868 psf×1.021S$1,907 psf
Oct 2025Flamingo Valley · 591 m01-051,206 sqftS$2,200,000S$1,825 psf×1.021S$1,863 psf
Oct 2025United Mansion · 586 m01-051,141 sqftS$1,750,000S$1,534 psf×1.021S$1,566 psf
Sept 2025Elliot At The East Coast · 574 m01-051,690 sqftS$2,540,000S$1,503 psf×1.031S$1,549 psf
Sept 2025Camelodge · 331 m01-05990 sqftS$1,455,000S$1,469 psf×1.031S$1,515 psf
Sept 2025Eastern Lagoon · 935 m06-10980 sqftS$1,730,088S$1,766 psf×1.031S$1,821 psf
Sept 2025Eastern Lagoon · 935 m01-051,066 sqftS$1,928,000S$1,809 psf×1.031S$1,865 psf
Sept 2025East Palm · 568 m01-051,163 sqftS$2,000,000S$1,720 psf×1.031S$1,773 psf
Sept 2025United Mansion · 586 m01-051,238 sqftS$1,836,000S$1,483 psf×1.031S$1,529 psf
Aug 2025Flamingo Valley · 591 m01-051,389 sqftS$2,580,000S$1,858 psf×1.031S$1,915 psf
Aug 2025Flamingo Valley · 591 m01-05936 sqftS$1,450,000S$1,548 psf×1.031S$1,596 psf
Aug 2025Taipan Grand · 818 m06-101,238 sqftS$1,890,000S$1,527 psf×1.031S$1,574 psf
Aug 2025Goodwill Court · 168 m01-051,496 sqftS$2,180,000S$1,457 psf×1.031S$1,502 psf
Aug 2025Siglap V · 284 m01-051,044 sqftS$1,320,000S$1,264 psf×1.031S$1,303 psf
Aug 2025Fernwood Towers · 434 m01-051,195 sqftS$2,080,000S$1,741 psf×1.031S$1,795 psf
Jul 2025Flamingo Valley · 591 m01-051,485 sqftS$2,930,000S$1,973 psf×1.031S$2,033 psf
Jul 2025Goodwill Court · 168 m01-051,389 sqftS$1,850,000S$1,332 psf×1.031S$1,373 psf
Jun 2025Elliot At The East Coast · 574 m01-051,475 sqftS$2,750,000S$1,865 psf×1.039S$1,938 psf
Jun 2025Ocean Park · 977 m11-151,302 sqftS$2,800,000S$2,150 psf×1.039S$2,234 psf
Jun 2025Eastern Lagoon · 935 m01-051,270 sqftS$2,088,888S$1,645 psf×1.039S$1,709 psf
Jun 2025Crescendo Park · 29 m01-051,442 sqftS$2,310,000S$1,602 psf×1.039S$1,664 psf
Jun 2025Fernwood Towers · 434 m01-051,195 sqftS$2,150,000S$1,799 psf×1.039S$1,870 psf
May 2025The Hacienda · 176 m01-051,690 sqftS$2,500,000S$1,479 psf×1.039S$1,537 psf
May 2025Springvale · 180 m01-05915 sqftS$1,530,000S$1,672 psf×1.039S$1,738 psf
May 2025Eastern Lagoon · 935 m01-051,055 sqftS$1,650,000S$1,564 psf×1.039S$1,625 psf
Apr 2025Finland Gardens · 370 m01-051,345 sqftS$2,168,000S$1,611 psf×1.039S$1,674 psf
Apr 2025Eastern Lagoon · 935 m16-201,378 sqftS$2,280,000S$1,655 psf×1.039S$1,720 psf
Apr 2025Eastern Lagoon · 935 m06-101,378 sqftS$2,180,800S$1,583 psf×1.039S$1,645 psf
Apr 2025East Palm · 568 m01-051,001 sqftS$1,760,000S$1,758 psf×1.039S$1,827 psf
Apr 2025The Taipan · 960 m01-051,076 sqftS$1,585,000S$1,473 psf×1.039S$1,530 psf
Apr 2025United Mansion · 586 m01-051,141 sqftS$1,658,000S$1,453 psf×1.039S$1,510 psf
Apr 2025Fernwood Towers · 434 m06-101,195 sqftS$2,250,000S$1,883 psf×1.039S$1,957 psf
Mar 2025Elliot At The East Coast · 574 m01-05990 sqftS$1,870,000S$1,888 psf×1.050S$1,983 psf
Mar 2025Flamingo Valley · 591 m01-051,636 sqftS$3,080,000S$1,883 psf×1.050S$1,977 psf
Mar 2025East Signature · 613 m01-051,012 sqftS$1,800,000S$1,779 psf×1.050S$1,869 psf
Mar 2025Crescendo Park · 29 m01-051,442 sqftS$2,308,000S$1,600 psf×1.050S$1,681 psf
Mar 2025Coastarina · 972 m01-051,012 sqftS$1,820,000S$1,799 psf×1.050S$1,889 psf
Mar 2025The Domain · 241 m01-051,399 sqftS$2,280,000S$1,629 psf×1.050S$1,711 psf
Feb 2025Eastbay · 327 m01-051,087 sqftS$1,800,000S$1,656 psf×1.050S$1,739 psf
Feb 2025Flamingo Valley · 591 m01-051,206 sqftS$2,260,000S$1,875 psf×1.050S$1,969 psf
Feb 2025Flamingo Valley · 591 m01-051,206 sqftS$2,230,000S$1,850 psf×1.050S$1,943 psf
Feb 2025Flamingo Valley · 591 m01-051,593 sqftS$3,050,000S$1,915 psf×1.050S$2,011 psf
Feb 2025Park East · 615 m01-051,001 sqftS$1,680,000S$1,678 psf×1.050S$1,763 psf
Jan 2025The Hacienda · 176 m01-051,206 sqftS$2,235,000S$1,854 psf×1.050S$1,947 psf
Jan 2025Fernwood Towers · 434 m06-101,636 sqftS$2,700,000S$1,650 psf×1.050S$1,733 psf
Dec 2024Flamingo Valley · 591 m01-05958 sqftS$1,768,000S$1,846 psf×1.054S$1,945 psf
Dec 2024Siglap Lodge · 263 m01-051,292 sqftS$1,850,000S$1,432 psf×1.054S$1,509 psf
Dec 2024Siglap V · 284 m01-051,163 sqftS$1,435,888S$1,235 psf×1.054S$1,301 psf
Dec 2024Crescendo Building01-051,173 sqftS$1,628,000S$1,388 psf×1.054S$1,462 psf
Dec 2024Crescendo Building01-051,302 sqftS$1,730,000S$1,328 psf×1.054S$1,400 psf
Dec 2024Fernwood Towers · 434 m01-051,636 sqftS$2,500,000S$1,528 psf×1.054S$1,610 psf
Nov 2024Flamingo Valley · 591 m01-05958 sqftS$1,760,000S$1,837 psf×1.054S$1,936 psf
Nov 2024Eastern Lagoon · 935 m01-051,001 sqftS$1,675,000S$1,673 psf×1.054S$1,763 psf
Nov 2024Crescendo Park · 29 m01-051,432 sqftS$2,288,888S$1,599 psf×1.054S$1,685 psf
Nov 2024East Palm · 568 m01-051,152 sqftS$1,860,000S$1,615 psf×1.054S$1,702 psf

How accurate is this estimate for Crescendo Building?

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.

2.29% gross yield

S$52,200 of rent a year against the estimate above · 0.71 points below flats like it

Leases signed here within a quarter of this size run about S$4,350 a month, the middle of 4 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 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,200
Q1 20261300-1400 sqft3Non-landed PropertiesS$4,200
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,500
Q3 20251200-1300 sqft3Non-landed PropertiesS$4,300
Q2 20251200-1300 sqft3Non-landed PropertiesS$3,500
Q1 20251100-1200 sqft3Non-landed PropertiesS$3,300

median of 4 URA rental contracts at Crescendo Building within a quarter of 121 sqm, since 2025Q4.

Buying or selling at S$2,281,659?

Buying: Stamp duty on S$2,281,659 · Cash and CPF needed on S$2,281,659 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,281,659.

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

Primary schools near 23c 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
Dec 2024
Crescendo Building · 01-05 · Apartment
1,302 sqftS$1,730,000S$1,328 psf
Dec 2024
Crescendo Building · 01-05 · Apartment
1,173 sqftS$1,628,000S$1,388 psf
Apr 2024
Crescendo Building · 01-05 · Apartment
1,302 sqftS$1,668,000S$1,281 psf
May 2023
Crescendo Building · 01-05 · Apartment
1,302 sqftS$1,558,000S$1,196 psf
May 2023
Crescendo Building · 01-05 · Apartment
1,367 sqftS$1,603,000S$1,173 psf
Dec 2022
Crescendo Building · 01-05 · Apartment
1,302 sqftS$1,570,000S$1,205 psf
Jun 2022
Crescendo Building · 01-05 · Apartment
1,302 sqftS$1,560,000S$1,198 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.