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apartment · 534986

Prestige Point

Project page · Freehold

Indicative value range
S$1,128,105 – S$1,305,915
Indicative mid S$1,191,076 · S$1,604 psf

Based on 71 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
Sept 2026Stadia · 814 m01-05570 sqftS$866,000S$1,518 psf×1.000S$1,518 psf
Aug 2026The Gazania · 525 m01-05958 sqftS$2,420,000S$2,526 psf×1.000S$2,526 psf
Aug 2026Gambir Ridge · 742 m01-05753 sqftS$1,260,000S$1,672 psf×1.000S$1,672 psf
Jul 2026Jade Residences · 280 m01-05614 sqftS$1,135,000S$1,850 psf×1.000S$1,850 psf
Jun 2026Sanctuary @ 813 · 845 m01-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
Jun 2026The Gazania · 525 m01-05850 sqftS$2,138,000S$2,514 psf×1.000S$2,514 psf
Jun 2026Space @ Kovan · 669 m01-05549 sqftS$783,666S$1,428 psf×1.000S$1,428 psf
May 2026Sanctuary @ 813 · 845 m01-05797 sqftS$1,075,000S$1,350 psf×1.000S$1,350 psf
May 2026Sanctuary @ 813 · 845 m01-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf
Apr 2026Evania · 146 m01-05936 sqftS$1,470,000S$1,570 psf×1.000S$1,570 psf
Apr 2026Space @ Kovan · 669 m01-05743 sqftS$1,140,000S$1,535 psf×1.000S$1,535 psf
Apr 2026Cambio Suites · 745 m01-05797 sqftS$1,188,000S$1,491 psf×1.000S$1,491 psf
Apr 2026Gambir Ridge · 742 m01-05915 sqftS$1,570,000S$1,716 psf×1.000S$1,716 psf
Apr 2026Gambir Ridge · 742 m01-05592 sqftS$955,000S$1,613 psf×1.000S$1,613 psf
Apr 2026Cherryhill · 252 m06-10915 sqftS$1,600,000S$1,749 psf×1.000S$1,749 psf
Feb 2026Sanctuary @ 813 · 845 m01-05893 sqftS$1,350,000S$1,511 psf×0.999S$1,509 psf
Jan 2026Kensington Square · 528 m01-05797 sqftS$1,360,000S$1,707 psf×0.999S$1,706 psf
Jan 2026Suites @ Paya Lebar · 87 m01-05678 sqftS$1,028,000S$1,516 psf×0.999S$1,514 psf
Dec 2025Stadia · 814 m01-05904 sqftS$1,330,000S$1,471 psf×1.021S$1,501 psf
Dec 2025Kensington Square · 528 m01-05732 sqftS$1,150,000S$1,571 psf×1.021S$1,604 psf
Dec 2025Residences Botanique · 965 m01-05883 sqftS$1,465,000S$1,660 psf×1.021S$1,694 psf
Dec 2025The Quinn · 996 m01-05560 sqftS$948,000S$1,694 psf×1.021S$1,729 psf
Nov 2025Casa Cambio · 668 m01-05635 sqftS$945,000S$1,488 psf×1.021S$1,519 psf
Nov 2025The Gazania · 525 m01-05850 sqftS$2,100,000S$2,470 psf×1.021S$2,521 psf
Nov 2025The Quinn · 996 m01-05560 sqftS$905,000S$1,617 psf×1.021S$1,650 psf
Oct 2025Jade Residences · 280 m01-05732 sqftS$1,440,000S$1,967 psf×1.021S$2,008 psf
Oct 2025Jade Residences · 280 m01-05592 sqftS$1,052,000S$1,777 psf×1.021S$1,814 psf
Oct 2025Jade Residences · 280 m01-05797 sqftS$1,498,000S$1,881 psf×1.021S$1,920 psf
Oct 2025Casa Cambio · 668 m01-05667 sqftS$1,150,000S$1,723 psf×1.021S$1,759 psf
Oct 2025The Quinn · 996 m01-05538 sqftS$828,000S$1,538 psf×1.021S$1,570 psf
Sept 2025Kovan Jewel · 912 m01-05624 sqftS$1,425,000S$2,283 psf×1.031S$2,353 psf
Sept 2025Kensington Square · 528 m01-05614 sqftS$1,080,000S$1,760 psf×1.031S$1,814 psf
Sept 2025Space @ Kovan · 669 m01-05635 sqftS$1,070,000S$1,685 psf×1.031S$1,737 psf
Sept 2025The Quinn · 996 m01-05538 sqftS$835,000S$1,551 psf×1.031S$1,599 psf
Sept 2025The Quinn · 996 m01-05549 sqftS$840,000S$1,530 psf×1.031S$1,577 psf
Sept 2025The Quinn · 996 m01-05538 sqftS$830,000S$1,542 psf×1.031S$1,590 psf
Aug 2025Fragrant Gardens · 330 m01-05850 sqftS$1,118,000S$1,315 psf×1.031S$1,355 psf
Jul 2025Casa Cambio · 668 m01-05667 sqftS$1,138,000S$1,705 psf×1.031S$1,758 psf
Jul 2025Kensington Square · 528 m01-05614 sqftS$1,088,000S$1,773 psf×1.031S$1,828 psf
Jul 2025Gambir Ridge · 742 m01-05710 sqftS$1,100,000S$1,548 psf×1.031S$1,596 psf
Jul 2025The Quinn · 996 m01-05829 sqftS$1,388,000S$1,675 psf×1.031S$1,726 psf
Jun 2025Jade Residences · 280 m01-05861 sqftS$1,580,000S$1,835 psf×1.039S$1,907 psf
Jun 2025Fragrant Gardens · 330 m01-05850 sqftS$1,050,000S$1,235 psf×1.039S$1,283 psf
Jun 2025Stadia · 814 m01-05560 sqftS$860,000S$1,536 psf×1.039S$1,597 psf
Jun 2025Kensington Square · 528 m01-05614 sqftS$1,005,000S$1,638 psf×1.039S$1,702 psf
Jun 2025The Gazania · 525 m01-05883 sqftS$2,070,000S$2,345 psf×1.039S$2,437 psf
Jun 2025Prestige Point01-05743 sqftS$1,120,000S$1,508 psf×1.039S$1,567 psf
May 2025Suites @ Paya Lebar · 87 m01-05614 sqftS$998,000S$1,627 psf×1.039S$1,690 psf
May 2025Urban Residences · 127 m01-05861 sqftS$1,300,000S$1,510 psf×1.039S$1,569 psf
Apr 2025Jade Residences · 280 m01-05732 sqftS$1,438,000S$1,965 psf×1.039S$2,041 psf
Apr 2025Stadia · 814 m01-05560 sqftS$858,000S$1,533 psf×1.039S$1,593 psf
Apr 2025Kensington Square · 528 m01-05915 sqftS$1,200,000S$1,312 psf×1.039S$1,363 psf
Apr 2025Space @ Kovan · 669 m01-05635 sqftS$920,000S$1,449 psf×1.039S$1,505 psf
Apr 2025Gambir Ridge · 742 m01-05883 sqftS$1,260,000S$1,428 psf×1.039S$1,483 psf
Apr 2025Gambir Ridge · 742 m01-05732 sqftS$1,230,000S$1,680 psf×1.039S$1,746 psf
Apr 2025Gambir Ridge · 742 m01-05592 sqftS$905,000S$1,529 psf×1.039S$1,588 psf
Mar 2025Vibes @ Kovan · 644 m01-05570 sqftS$825,000S$1,446 psf×1.050S$1,519 psf
Mar 2025Casa Cambio · 668 m01-05635 sqftS$1,051,888S$1,656 psf×1.050S$1,740 psf
Mar 2025Bayou Residence · 368 m01-05904 sqftS$1,350,000S$1,493 psf×1.050S$1,568 psf
Mar 2025Kensington Square · 528 m01-05915 sqftS$1,280,000S$1,399 psf×1.050S$1,469 psf
Mar 2025Gambir Ridge · 742 m01-05614 sqftS$800,000S$1,304 psf×1.050S$1,370 psf
Mar 2025Gambir Ridge · 742 m01-05915 sqftS$1,480,000S$1,618 psf×1.050S$1,699 psf
Feb 2025The Bently Residences@Kovan · 940 m01-05635 sqftS$1,080,000S$1,701 psf×1.050S$1,786 psf
Jan 2025Kensington Square · 528 m01-05915 sqftS$1,212,800S$1,326 psf×1.050S$1,392 psf
Dec 2024Bayou Residence · 368 m01-05904 sqftS$1,320,000S$1,460 psf×1.054S$1,538 psf
Nov 2024Jade Residences · 280 m01-05549 sqftS$976,000S$1,778 psf×1.054S$1,873 psf
Nov 2024Kensington Square · 528 m01-05797 sqftS$1,300,000S$1,632 psf×1.054S$1,720 psf
Nov 2024Space @ Kovan · 669 m01-05624 sqftS$915,000S$1,466 psf×1.054S$1,544 psf
Nov 2024Suites @ Paya Lebar · 87 m01-05646 sqftS$980,000S$1,517 psf×1.054S$1,599 psf
Nov 2024The Bently Residences@Kovan · 940 m01-05592 sqftS$1,010,000S$1,706 psf×1.054S$1,798 psf
Nov 2024The Quinn · 996 m01-05560 sqftS$940,000S$1,679 psf×1.054S$1,769 psf

How accurate is this estimate for Prestige Point?

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.

2.52% gross yield

S$30,000 of rent a year against the estimate above · 0.48 points below flats like it

Leases signed here within a quarter of this size run about S$2,500 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 2026600-700 sqft2Non-landed PropertiesS$2,500
Q2 2026400-500 sqft2Non-landed PropertiesS$2,900
Q2 2026400-500 sqft2Non-landed PropertiesS$2,900
Q2 2026700-800 sqft2Non-landed PropertiesS$2,500
Q2 2026700-800 sqft2Non-landed PropertiesS$2,500
Q1 2026900-1000 sqft3Non-landed PropertiesS$3,800
Q3 20251100-1200 sqft2Non-landed PropertiesS$2,000
Q2 2025400-500 sqft2Non-landed PropertiesS$2,850

median of 4 URA rental contracts at Prestige Point within a quarter of 69 sqm, since 2025Q4.

Buying or selling at S$1,191,076?

Buying: Stamp duty on S$1,191,076 · Cash and CPF needed on S$1,191,076 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,191,076.

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

Primary schools near 398 Upper Paya Lebar 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
Jun 2025
Prestige Point · 01-05 · Apartment
743 sqftS$1,120,000S$1,508 psf
Oct 2024
Prestige Point · 01-05 · Apartment
786 sqftS$1,120,000S$1,425 psf
Aug 2024
Prestige Point · 01-05 · Apartment
743 sqftS$1,180,000S$1,589 psf
Nov 2023
Prestige Point · 01-05 · Apartment
452 sqftS$750,000S$1,659 psf
Jun 2023
Prestige Point · 01-05 · Apartment
441 sqftS$745,000S$1,688 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.