homequant
apartment · 509422

Jlb Residences

Project page · 946-year lease from 1937

Indicative value range
S$1,242,190 – S$1,923,750
Indicative mid S$1,341,934 · S$1,370 psf

Based on 34 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

946-year 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 Shorefront · 49 m01-05926 sqftS$1,840,000S$1,988 psf×1.000S$1,988 psf
Jul 2026The Shorefront · 49 m01-05980 sqftS$1,920,000S$1,960 psf×1.000S$1,960 psf
Jun 2026Le Loyang · 481 m01-051,066 sqftS$1,280,000S$1,201 psf×1.000S$1,201 psf
Jun 2026The Shorefront · 49 m01-05775 sqftS$1,540,000S$1,987 psf×1.000S$1,987 psf
Jun 2026The Shorefront · 49 m01-05980 sqftS$1,955,000S$1,996 psf×1.000S$1,996 psf
May 2026The Shorefront · 49 m01-05980 sqftS$1,925,000S$1,965 psf×1.000S$1,965 psf
May 2026The Shorefront · 49 m01-05980 sqftS$1,910,000S$1,950 psf×1.000S$1,950 psf
May 2026Bluwaters 2 · 387 m01-05872 sqftS$1,130,000S$1,296 psf×1.000S$1,296 psf
Mar 2026Le Loyang · 481 m01-051,109 sqftS$1,322,000S$1,192 psf×0.999S$1,191 psf
Mar 2026Casa Al Mare · 409 m01-05786 sqftS$1,398,000S$1,779 psf×0.999S$1,777 psf
Mar 2026Bluwaters · 290 m01-051,173 sqftS$1,530,000S$1,304 psf×0.999S$1,303 psf
Sept 2025The Edgewater · 477 m01-05926 sqftS$1,248,000S$1,348 psf×1.031S$1,390 psf
Sept 2025Coastal View Residences · 60 m01-051,141 sqftS$1,430,000S$1,253 psf×1.031S$1,292 psf
Sept 2025The Shorefront · 49 m01-05775 sqftS$1,533,542S$1,979 psf×1.031S$2,040 psf
Aug 2025The Edgewater · 477 m01-051,001 sqftS$1,248,000S$1,247 psf×1.031S$1,285 psf
Aug 2025Casa Al Mare · 409 m01-051,130 sqftS$2,100,000S$1,858 psf×1.031S$1,915 psf
Aug 2025Bluwaters 2 · 387 m01-05872 sqftS$1,110,000S$1,273 psf×1.031S$1,312 psf
Jul 2025Casa Al Mare · 409 m01-05786 sqftS$1,410,000S$1,794 psf×1.031S$1,850 psf
Jul 2025Casa Al Mare · 409 m01-05732 sqftS$1,400,000S$1,913 psf×1.031S$1,972 psf
May 2025Riz Haven · 259 m01-051,066 sqftS$1,300,000S$1,220 psf×1.039S$1,268 psf
May 2025Bluwaters · 290 m01-05818 sqftS$1,020,000S$1,247 psf×1.039S$1,296 psf
May 2025The Shorefront · 49 m01-05775 sqftS$1,516,000S$1,956 psf×1.039S$2,033 psf
Apr 2025Riz Haven · 259 m01-051,055 sqftS$1,450,000S$1,375 psf×1.039S$1,428 psf
Apr 2025Bluwaters 2 · 387 m01-05872 sqftS$1,133,000S$1,300 psf×1.039S$1,350 psf
Mar 2025Watercrest · 291 m-1,001 sqftS$1,130,000S$1,129 psf×1.050S$1,186 psf
Mar 2025Casa Pasir Ris · 349 m01-051,130 sqftS$1,280,000S$1,133 psf×1.050S$1,190 psf
Mar 2025Bluwaters 2 · 387 m01-05872 sqftS$1,028,000S$1,179 psf×1.050S$1,238 psf
Feb 2025Riz Haven · 259 m01-051,066 sqftS$1,525,000S$1,431 psf×1.050S$1,503 psf
Feb 2025The Shorefront · 49 m01-05980 sqftS$1,894,000S$1,934 psf×1.050S$2,031 psf
Jan 2025Coastal View Residences · 60 m01-051,152 sqftS$1,313,888S$1,141 psf×1.050S$1,198 psf
Dec 2024Bluwaters · 290 m01-051,184 sqftS$1,320,000S$1,115 psf×1.054S$1,175 psf
Dec 2024Coastal View Residences · 60 m01-051,152 sqftS$1,388,000S$1,205 psf×1.054S$1,270 psf
Dec 2024Bluwaters 2 · 387 m01-051,109 sqftS$1,228,000S$1,108 psf×1.054S$1,167 psf
Nov 2024The Shorefront · 49 m01-05818 sqftS$1,554,000S$1,900 psf×1.054S$2,002 psf

How accurate is this estimate for Jlb Residences?

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.

2.77% gross yield

S$37,200 of rent a year against the estimate above · 0.23 points below flats like it

Leases signed here within a quarter of this size run about S$3,100 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 2026900-1000 sqft3Non-landed PropertiesS$3,300
Q3 2026800-900 sqft2Non-landed PropertiesS$3,200
Q2 20261400-1500 sqft3Non-landed PropertiesS$3,800
Q2 2026800-900 sqft2Non-landed PropertiesS$3,000
Q4 2025800-900 sqft2Non-landed PropertiesS$3,000
Q2 20251400-1500 sqft3Non-landed PropertiesS$3,800
Q4 2024800-900 sqft2Non-landed PropertiesS$3,000
Q4 2024800-900 sqft2Non-landed PropertiesS$2,900

median of 4 URA rental contracts at Jlb Residences within a quarter of 91 sqm, since 2025Q4.

Buying or selling at S$1,341,934?

Buying: Stamp duty on S$1,341,934 · Cash and CPF needed on S$1,341,934 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,341,934.

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

Primary schools near 169 Jalan Loyang Besar

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
Aug 2024
Jlb Residences · 01-05 · Apartment
1,270 sqftS$1,500,000S$1,181 psf
Jan 2024
Jlb Residences · 01-05 · Apartment
1,001 sqftS$1,330,800S$1,329 psf
Feb 2023
Jlb Residences · 01-05 · Apartment
958 sqftS$1,200,000S$1,253 psf
Mar 2022
Jlb Residences · 01-05 · Apartment
753 sqftS$850,000S$1,128 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.