homequant
condo · 465884

Breeze By The East

Project page · Freehold

Indicative value range
S$3,305,072 – S$3,486,620
Indicative mid S$3,421,945 · S$1,927 psf

Based on 4 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
Sept 2026Breeze By The East01-051,249 sqftS$2,500,000S$2,002 psf×1.000S$2,002 psf
Sept 2025Breeze By The East01-051,776 sqftS$3,360,000S$1,892 psf×1.031S$1,950 psf
Jul 2025Breeze By The East01-051,249 sqftS$2,100,000S$1,682 psf×1.031S$1,734 psf
Nov 2024Breeze By The East01-051,572 sqftS$2,838,888S$1,806 psf×1.054S$1,903 psf

How accurate is this estimate for Breeze By The East?

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.

2.01% gross yield

S$68,700 of rent a year against the estimate above · 0.99 points below flats like it

Leases signed here within a quarter of this size run about S$5,725 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 20262900-3000 sqft4Non-landed PropertiesS$8,000
Q3 2026>3000 sqft4Non-landed PropertiesS$7,400
Q3 20261700-1800 sqft3Non-landed PropertiesS$5,100
Q2 2026>3000 sqft4Non-landed PropertiesS$7,100
Q2 20262000-2100 sqft3Non-landed PropertiesS$6,000
Q2 20261700-1800 sqft3Non-landed PropertiesS$5,850
Q2 20261500-1600 sqft2Non-landed PropertiesS$4,400
Q1 20262800-2900 sqft4Non-landed PropertiesS$8,500

median of 8 URA rental contracts at Breeze By The East within a quarter of 165 sqm, since 2025Q4.

Buying or selling at S$3,421,945?

Buying: Stamp duty on S$3,421,945 · Cash and CPF needed on S$3,421,945 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,421,945.

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

Primary schools near 322 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
Sept 2026
Breeze By The East · 01-05 · Condominium
1,249 sqftS$2,500,000S$2,002 psf
Sept 2025
Breeze By The East · 01-05 · Condominium
1,776 sqftS$3,360,000S$1,892 psf
Jul 2025
Breeze By The East · 01-05 · Condominium
1,249 sqftS$2,100,000S$1,682 psf
Apr 2025
Breeze By The East · 01-05 · Condominium
2,519 sqftS$4,008,888S$1,592 psf
Apr 2025
Breeze By The East · 01-05 · Condominium
2,885 sqftS$4,400,000S$1,525 psf
Nov 2024
Breeze By The East · 01-05 · Condominium
1,572 sqftS$2,838,888S$1,806 psf
Sept 2024
Breeze By The East · 01-05 · Condominium
1,249 sqftS$1,880,000S$1,506 psf
May 2024
Breeze By The East · 01-05 · Condominium
2,045 sqftS$3,200,000S$1,565 psf
Mar 2024
Breeze By The East · 01-05 · Condominium
1,572 sqftS$2,630,000S$1,674 psf
Dec 2022
Breeze By The East · 01-05 · Condominium
1,776 sqftS$2,800,000S$1,577 psf
Aug 2022
Breeze By The East · 01-05 · Condominium
1,249 sqftS$1,900,000S$1,522 psf
Jun 2022
Breeze By The East · 01-05 · Condominium
1,249 sqftS$1,900,000S$1,522 psf
May 2022
Breeze By The East · 01-05 · Condominium
1,755 sqftS$2,525,000S$1,439 psf
Feb 2022
Breeze By The East · 01-05 · Condominium
2,949 sqftS$3,500,000S$1,187 psf
Jan 2022
Breeze By The East · 01-05 · Condominium
2,077 sqftS$2,900,000S$1,396 psf
Dec 2021
Breeze By The East · 01-05 · Condominium
2,077 sqftS$2,880,000S$1,386 psf
Oct 2021
Breeze By The East · 01-05 · Condominium
2,368 sqftS$2,950,000S$1,246 psf
Oct 2021
Breeze By The East · 01-05 · Condominium
2,885 sqftS$3,450,000S$1,196 psf
See more

Showing 18 of 19.

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.