homequant
condo · 466507

The Baycourt

Project page · Freehold

Indicative value range
S$2,674,188 – S$2,699,269
Indicative mid S$2,694,535 · S$1,626 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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 2026The Baycourt01-051,636 sqftS$2,668,888S$1,631 psf×1.000S$1,631 psf
Mar 2026The Baycourt01-051,647 sqftS$2,680,000S$1,627 psf×0.999S$1,626 psf
Dec 2025The Baycourt01-051,658 sqftS$2,600,000S$1,568 psf×1.021S$1,601 psf

How accurate is this estimate for The Baycourt?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in The Baycourt since.

Median error
8.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 4 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.43% gross yield

S$65,400 of rent a year against the estimate above · 0.57 points below flats like it

Leases signed here within a quarter of this size run about S$5,450 a month, the middle of 6 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 20261600-1700 sqft4Non-landed PropertiesS$5,300
Q3 20261200-1300 sqft3Non-landed PropertiesS$3,600
Q2 20261300-1400 sqft3Non-landed PropertiesS$3,900
Q2 20261200-1300 sqft3Non-landed PropertiesS$3,600
Q4 20251600-1700 sqft4Non-landed PropertiesS$6,500
Q4 20251600-1700 sqft4Non-landed PropertiesS$6,500
Q4 20251600-1700 sqft4Non-landed PropertiesS$5,600
Q4 20251600-1700 sqft4Non-landed PropertiesS$4,500

median of 6 URA rental contracts at The Baycourt within a quarter of 154 sqm, since 2025Q4.

Buying or selling at S$2,694,535?

Buying: Stamp duty on S$2,694,535 · Cash and CPF needed on S$2,694,535 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,694,535.

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

Primary schools near 461a 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
The Baycourt · 01-05 · Condominium
1,636 sqftS$2,668,888S$1,631 psf
Mar 2026
The Baycourt · 01-05 · Condominium
1,647 sqftS$2,680,000S$1,627 psf
Dec 2025
The Baycourt · 01-05 · Condominium
1,658 sqftS$2,600,000S$1,568 psf
Oct 2025
The Baycourt · 01-05 · Condominium
1,690 sqftS$2,650,000S$1,568 psf
Jul 2025
The Baycourt · 01-05 · Condominium
1,658 sqftS$2,300,000S$1,388 psf
Jan 2025
The Baycourt · 01-05 · Condominium
1,625 sqftS$2,600,000S$1,600 psf
Jan 2023
The Baycourt · 01-05 · Condominium
1,658 sqftS$2,300,000S$1,388 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.