homequant
condo · 466580

Bleu @ East Coast

Project page · Freehold

Indicative value range
S$1,951,461 – S$2,203,477
Indicative mid S$2,070,043 · S$1,823 psf

Based on 46 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 · 501 m06-101,249 sqftS$2,580,000S$2,066 psf×1.000S$2,066 psf
Sept 2026Venezio · 308 m01-051,195 sqftS$2,030,000S$1,699 psf×1.000S$1,699 psf
Sept 2026Breeze By The East · 883 m01-051,249 sqftS$2,500,000S$2,002 psf×1.000S$2,002 psf
Aug 2026Riviera Residences · 337 m01-051,281 sqftS$2,610,000S$2,038 psf×1.000S$2,038 psf
Aug 2026The Summit · 501 m06-101,249 sqftS$2,550,000S$2,042 psf×1.000S$2,042 psf
Aug 2026Parbury Hill Condominium · 338 m01-051,453 sqftS$2,688,000S$1,850 psf×1.000S$1,850 psf
Jun 2026Uber 388 · 718 m01-051,389 sqftS$2,380,000S$1,714 psf×1.000S$1,714 psf
Jun 2026Parbury Hill Condominium · 338 m01-051,453 sqftS$2,605,000S$1,793 psf×1.000S$1,793 psf
May 2026The Summit · 501 m01-05840 sqftS$1,663,000S$1,981 psf×1.000S$1,981 psf
May 2026Uber 388 · 718 m01-05926 sqftS$1,700,000S$1,836 psf×1.000S$1,836 psf
May 2026Parbury Hill Condominium · 338 m01-05936 sqftS$1,638,000S$1,749 psf×1.000S$1,749 psf
Apr 2026The Summit · 501 m01-051,249 sqftS$2,530,000S$2,026 psf×1.000S$2,026 psf
Feb 2026The Daffodil · 61 m01-05990 sqftS$1,500,000S$1,515 psf×0.999S$1,513 psf
Feb 2026The Summit · 501 m01-051,464 sqftS$2,665,000S$1,820 psf×0.999S$1,818 psf
Jan 2026The Daffodil · 61 m01-051,001 sqftS$1,530,000S$1,528 psf×0.999S$1,527 psf
Jan 2026Tanah Merah Mansion · 712 m01-051,324 sqftS$1,560,000S$1,178 psf×0.999S$1,177 psf
Nov 2025Lucky Court · 511 m01-051,302 sqftS$2,190,000S$1,681 psf×1.021S$1,716 psf
Oct 2025Riviera Residences · 337 m01-051,442 sqftS$2,750,000S$1,907 psf×1.021S$1,946 psf
Oct 2025Uber 388 · 718 m01-05840 sqftS$1,582,000S$1,884 psf×1.021S$1,923 psf
Oct 2025Parbury Hill Condominium · 338 m01-051,475 sqftS$2,450,000S$1,661 psf×1.021S$1,696 psf
Oct 2025East Coast Residences · 632 m01-05936 sqftS$1,650,000S$1,762 psf×1.021S$1,798 psf
Sept 2025The Summit · 501 m01-05840 sqftS$1,480,000S$1,763 psf×1.031S$1,817 psf
Sept 2025Uber 388 · 718 m01-05990 sqftS$1,600,000S$1,616 psf×1.031S$1,665 psf
Aug 2025The Summit · 501 m01-051,238 sqftS$2,480,000S$2,003 psf×1.031S$2,065 psf
Jul 2025Tanah Merah Mansion · 712 m01-051,195 sqftS$1,380,000S$1,155 psf×1.031S$1,191 psf
Jul 2025Breeze By The East · 883 m01-051,249 sqftS$2,100,000S$1,682 psf×1.031S$1,734 psf
Jul 2025East Coast Residences · 632 m01-051,453 sqftS$2,200,000S$1,514 psf×1.031S$1,561 psf
Jul 2025East Coast Residences · 632 m01-051,001 sqftS$1,790,000S$1,788 psf×1.031S$1,843 psf
Jun 2025Bleu @ East Coast01-051,206 sqftS$2,080,000S$1,725 psf×1.039S$1,793 psf
May 2025Uber 388 · 718 m01-05904 sqftS$1,700,898S$1,881 psf×1.039S$1,955 psf
May 2025Parbury Hill Condominium · 338 m01-05904 sqftS$1,590,000S$1,759 psf×1.039S$1,827 psf
Apr 2025Parbury Hill Condominium · 338 m01-051,206 sqftS$2,200,368S$1,825 psf×1.039S$1,897 psf
Mar 2025Riviera Residences · 337 m01-051,066 sqftS$2,132,000S$2,001 psf×1.050S$2,101 psf
Mar 2025The Summit · 501 m01-05829 sqftS$1,480,000S$1,786 psf×1.050S$1,876 psf
Mar 2025Parbury Hill Condominium · 338 m01-05904 sqftS$1,550,000S$1,714 psf×1.050S$1,801 psf
Mar 2025Bleu @ East Coast01-051,066 sqftS$1,750,000S$1,642 psf×1.050S$1,725 psf
Feb 2025The Summit · 501 m01-051,238 sqftS$2,185,000S$1,765 psf×1.050S$1,854 psf
Feb 2025Tanah Merah Mansion · 712 m01-05969 sqftS$1,100,000S$1,135 psf×1.050S$1,193 psf
Feb 2025East Coast Residences · 632 m01-051,023 sqftS$1,860,000S$1,819 psf×1.050S$1,911 psf
Jan 2025Riviera Residences · 337 m06-101,216 sqftS$2,550,000S$2,096 psf×1.050S$2,202 psf
Jan 2025Riviera Residences · 337 m01-051,453 sqftS$2,480,000S$1,707 psf×1.050S$1,793 psf
Jan 2025The Summit · 501 m06-101,238 sqftS$2,430,000S$1,963 psf×1.050S$2,062 psf
Nov 2024The Daffodil · 61 m01-051,001 sqftS$1,550,000S$1,548 psf×1.054S$1,631 psf
Nov 2024East Coast Residences · 632 m01-051,023 sqftS$1,800,000S$1,760 psf×1.054S$1,855 psf
Nov 2024East Coast Residences · 632 m01-051,055 sqftS$1,800,000S$1,706 psf×1.054S$1,798 psf
Nov 2024East Coast Residences · 632 m01-051,023 sqftS$1,802,000S$1,762 psf×1.054S$1,857 psf

How accurate is this estimate for Bleu @ East Coast?

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.

2.55% gross yield

S$52,800 of rent a year against the estimate above · 0.45 points below flats like it

Leases signed here within a quarter of this size run about S$4,400 a month, the middle of 15 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 20261200-1300 sqft3Non-landed PropertiesS$4,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,100
Q2 20261400-1500 sqft3Non-landed PropertiesS$4,300
Q1 20261200-1300 sqft3Non-landed PropertiesS$4,500

median of 15 URA rental contracts at Bleu @ East Coast within a quarter of 105.5 sqm, since 2025Q4.

Buying or selling at S$2,070,043?

Buying: Stamp duty on S$2,070,043 · Cash and CPF needed on S$2,070,043 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,070,043.

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

Primary schools near 560 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
Feb 2026
Bleu @ East Coast · 01-05 · Condominium
1,668 sqftS$2,580,000S$1,546 psf
Jun 2025
Bleu @ East Coast · 01-05 · Condominium
1,206 sqftS$2,080,000S$1,725 psf
Mar 2025
Bleu @ East Coast · 01-05 · Condominium
1,066 sqftS$1,750,000S$1,642 psf
Aug 2024
Bleu @ East Coast · 01-05 · Condominium
1,206 sqftS$1,930,000S$1,601 psf
Jul 2023
Bleu @ East Coast · 01-05 · Condominium
1,012 sqftS$1,400,000S$1,384 psf
Oct 2022
Bleu @ East Coast · 01-05 · Condominium
1,012 sqftS$1,470,000S$1,453 psf
Sept 2022
Bleu @ East Coast · 01-05 · Condominium
1,012 sqftS$1,450,000S$1,433 psf
Jun 2022
Bleu @ East Coast · 01-05 · Condominium
1,066 sqftS$1,515,000S$1,422 psf
May 2022
Bleu @ East Coast · 01-05 · Condominium
2,551 sqftS$2,650,000S$1,039 psf
Mar 2022
Bleu @ East Coast · 01-05 · Condominium
2,551 sqftS$2,525,000S$990 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.