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apartment · 466519

Balcon East

Project page · Freehold

Indicative value range
S$2,026,427 – S$2,269,694
Indicative mid S$2,151,460 · S$1,817 psf

Based on 67 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
Oct 2026The Summit · 276 m06-101,249 sqftS$2,580,000S$2,066 psf×1.000S$2,066 psf
Sept 2026Venezio · 33 m01-051,195 sqftS$2,030,000S$1,699 psf×1.000S$1,699 psf
Sept 2026Breeze By The East · 543 m01-051,249 sqftS$2,500,000S$2,002 psf×1.000S$2,002 psf
Aug 2026Riviera Residences · 163 m01-051,281 sqftS$2,610,000S$2,038 psf×1.000S$2,038 psf
Aug 2026The Summit · 276 m06-101,249 sqftS$2,550,000S$2,042 psf×1.000S$2,042 psf
Aug 2026Parbury Hill Condominium · 361 m01-051,453 sqftS$2,688,000S$1,850 psf×1.000S$1,850 psf
Jul 2026Eastern Lagoon · 850 m16-201,378 sqftS$2,650,000S$1,923 psf×1.000S$1,923 psf
Jun 2026Uber 388 · 377 m01-051,389 sqftS$2,380,000S$1,714 psf×1.000S$1,714 psf
Jun 2026Parbury Hill Condominium · 361 m01-051,453 sqftS$2,605,000S$1,793 psf×1.000S$1,793 psf
Jun 2026Villas Laguna · 415 m01-051,496 sqftS$2,510,000S$1,678 psf×1.000S$1,678 psf
Jun 2026Eastern Lagoon · 850 m11-151,378 sqftS$2,680,000S$1,945 psf×1.000S$1,945 psf
May 2026The Summit · 276 m01-05840 sqftS$1,663,000S$1,981 psf×1.000S$1,981 psf
May 2026Uber 388 · 377 m01-05926 sqftS$1,700,000S$1,836 psf×1.000S$1,836 psf
May 2026Parbury Hill Condominium · 361 m01-05936 sqftS$1,638,000S$1,749 psf×1.000S$1,749 psf
Apr 2026The Summit · 276 m01-051,249 sqftS$2,530,000S$2,026 psf×1.000S$2,026 psf
Mar 2026Uber 388 · 377 m01-051,518 sqftS$2,810,000S$1,851 psf×0.999S$1,849 psf
Feb 2026The Daffodil · 401 m01-05990 sqftS$1,500,000S$1,515 psf×0.999S$1,513 psf
Feb 2026The Summit · 276 m01-051,464 sqftS$2,665,000S$1,820 psf×0.999S$1,818 psf
Feb 2026Landbay Condominium · 737 m01-05904 sqftS$1,600,000S$1,770 psf×0.999S$1,768 psf
Jan 2026The Daffodil · 401 m01-051,001 sqftS$1,530,000S$1,528 psf×0.999S$1,527 psf
Jan 2026Tanah Merah Mansion · 957 m01-051,324 sqftS$1,560,000S$1,178 psf×0.999S$1,177 psf
Jan 2026Eastern Lagoon · 850 m11-151,378 sqftS$2,380,000S$1,727 psf×0.999S$1,726 psf
Nov 2025Lucky Court · 420 m01-051,302 sqftS$2,190,000S$1,681 psf×1.021S$1,716 psf
Nov 2025Landbay Condominium · 737 m01-051,001 sqftS$1,750,000S$1,748 psf×1.021S$1,784 psf
Nov 2025Eastern Lagoon · 850 m01-051,066 sqftS$1,720,000S$1,614 psf×1.021S$1,648 psf
Oct 2025Riviera Residences · 163 m01-051,442 sqftS$2,750,000S$1,907 psf×1.021S$1,946 psf
Oct 2025Uber 388 · 377 m01-05840 sqftS$1,582,000S$1,884 psf×1.021S$1,923 psf
Oct 2025Parbury Hill Condominium · 361 m01-051,475 sqftS$2,450,000S$1,661 psf×1.021S$1,696 psf
Oct 2025Eastern Lagoon · 850 m11-15893 sqftS$1,710,000S$1,914 psf×1.021S$1,954 psf
Oct 2025East Coast Residences · 293 m01-05936 sqftS$1,650,000S$1,762 psf×1.021S$1,798 psf
Sept 2025The Summit · 276 m01-05840 sqftS$1,480,000S$1,763 psf×1.031S$1,817 psf
Sept 2025Uber 388 · 377 m01-05990 sqftS$1,600,000S$1,616 psf×1.031S$1,665 psf
Sept 2025Eastern Lagoon · 850 m06-10980 sqftS$1,730,088S$1,766 psf×1.031S$1,821 psf
Sept 2025Eastern Lagoon · 850 m01-051,066 sqftS$1,928,000S$1,809 psf×1.031S$1,865 psf
Aug 2025The Summit · 276 m01-051,238 sqftS$2,480,000S$2,003 psf×1.031S$2,065 psf
Aug 2025The Summit · 276 m01-051,528 sqftS$2,400,000S$1,570 psf×1.031S$1,619 psf
Jul 2025Tanah Merah Mansion · 957 m01-051,195 sqftS$1,380,000S$1,155 psf×1.031S$1,191 psf
Jul 2025Breeze By The East · 543 m01-051,249 sqftS$2,100,000S$1,682 psf×1.031S$1,734 psf
Jul 2025Landbay Condominium · 737 m01-05980 sqftS$1,755,000S$1,792 psf×1.031S$1,847 psf
Jul 2025East Coast Residences · 293 m01-051,453 sqftS$2,200,000S$1,514 psf×1.031S$1,561 psf
Jul 2025East Coast Residences · 293 m01-051,001 sqftS$1,790,000S$1,788 psf×1.031S$1,843 psf
Jun 2025Bleu @ East Coast · 341 m01-051,206 sqftS$2,080,000S$1,725 psf×1.039S$1,793 psf
Jun 2025Eastern Lagoon · 850 m01-051,270 sqftS$2,088,888S$1,645 psf×1.039S$1,709 psf
May 2025Uber 388 · 377 m01-05904 sqftS$1,700,898S$1,881 psf×1.039S$1,955 psf
May 2025Parbury Hill Condominium · 361 m01-05904 sqftS$1,590,000S$1,759 psf×1.039S$1,827 psf
May 2025Landbay Condominium · 737 m01-05904 sqftS$1,600,000S$1,770 psf×1.039S$1,839 psf
May 2025Eastern Lagoon · 850 m01-051,055 sqftS$1,650,000S$1,564 psf×1.039S$1,625 psf
Apr 2025Parbury Hill Condominium · 361 m01-051,206 sqftS$2,200,368S$1,825 psf×1.039S$1,897 psf
Apr 2025Eastern Lagoon · 850 m16-201,378 sqftS$2,280,000S$1,655 psf×1.039S$1,720 psf
Apr 2025Eastern Lagoon · 850 m06-101,378 sqftS$2,180,800S$1,583 psf×1.039S$1,645 psf
Apr 2025The Taipan · 863 m01-051,076 sqftS$1,585,000S$1,473 psf×1.039S$1,530 psf
Mar 2025Riviera Residences · 163 m01-051,066 sqftS$2,132,000S$2,001 psf×1.050S$2,101 psf
Mar 2025The Summit · 276 m01-05829 sqftS$1,480,000S$1,786 psf×1.050S$1,876 psf
Mar 2025Parbury Hill Condominium · 361 m01-05904 sqftS$1,550,000S$1,714 psf×1.050S$1,801 psf
Mar 2025Bleu @ East Coast · 341 m01-051,066 sqftS$1,750,000S$1,642 psf×1.050S$1,725 psf
Feb 2025The Summit · 276 m01-051,238 sqftS$2,185,000S$1,765 psf×1.050S$1,854 psf
Feb 2025Tanah Merah Mansion · 957 m01-05969 sqftS$1,100,000S$1,135 psf×1.050S$1,193 psf
Feb 2025East Coast Residences · 293 m01-051,023 sqftS$1,860,000S$1,819 psf×1.050S$1,911 psf
Jan 2025Riviera Residences · 163 m06-101,216 sqftS$2,550,000S$2,096 psf×1.050S$2,202 psf
Jan 2025Riviera Residences · 163 m01-051,453 sqftS$2,480,000S$1,707 psf×1.050S$1,793 psf
Jan 2025The Summit · 276 m06-101,238 sqftS$2,430,000S$1,963 psf×1.050S$2,062 psf
Dec 2024Eastern Lagoon · 850 m11-15893 sqftS$1,650,000S$1,847 psf×1.054S$1,946 psf
Nov 2024The Daffodil · 401 m01-051,001 sqftS$1,550,000S$1,548 psf×1.054S$1,631 psf
Nov 2024Eastern Lagoon · 850 m01-051,001 sqftS$1,675,000S$1,673 psf×1.054S$1,763 psf
Nov 2024East Coast Residences · 293 m01-051,023 sqftS$1,800,000S$1,760 psf×1.054S$1,855 psf
Nov 2024East Coast Residences · 293 m01-051,055 sqftS$1,800,000S$1,706 psf×1.054S$1,798 psf
Nov 2024East Coast Residences · 293 m01-051,023 sqftS$1,802,000S$1,762 psf×1.054S$1,857 psf

How accurate is this estimate for Balcon 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.

2.40% gross yield

S$51,600 of rent a year against the estimate above · 0.6 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 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 2026800-900 sqft2Non-landed PropertiesS$3,800
Q2 2026600-700 sqft1Non-landed PropertiesS$3,100
Q1 2026800-900 sqft2Non-landed PropertiesS$3,700
Q1 2026800-900 sqft2Non-landed PropertiesS$3,700
Q1 2026400-500 sqft1Non-landed PropertiesS$3,100
Q1 2026400-500 sqft1Non-landed PropertiesS$3,100
Q4 20251200-1300 sqft3Non-landed PropertiesS$4,300
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,600

median of 1 URA rental contracts at Balcon East within a quarter of 110 sqm, since 2025Q4.

Buying or selling at S$2,151,460?

Buying: Stamp duty on S$2,151,460 · Cash and CPF needed on S$2,151,460 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,151,460.

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

Primary schools near 482 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
Mar 2023
Balcon East · 01-05 · Apartment
2,164 sqftS$2,880,000S$1,331 psf
Feb 2023
Balcon East · 01-05 · Apartment
1,184 sqftS$1,670,000S$1,410 psf
Jul 2022
Balcon East · 01-05 · Apartment
538 sqftS$788,000S$1,464 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.