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apartment · 545782

The Morning Glory

Project page · Freehold

Indicative value range
S$1,459,133 – S$1,973,492
Indicative mid S$1,578,228 · S$1,527 psf

Based on 92 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 · 145 m01-051,066 sqftS$1,598,888S$1,500 psf×1.000S$1,500 psf
Aug 2026Spazio @ Kovan · 294 m01-051,098 sqftS$1,380,000S$1,257 psf×1.000S$1,257 psf
Jul 2026D'Pavilion · 417 m01-051,238 sqftS$1,628,000S$1,315 psf×1.000S$1,315 psf
Jul 202621 Richards · 773 m01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026One Rosyth · 764 m01-051,076 sqftS$1,530,000S$1,421 psf×1.000S$1,421 psf
Jul 2026Jansen House · 342 m01-051,023 sqftS$2,065,000S$2,019 psf×1.000S$2,019 psf
Jun 2026Palm Grove Condominium · 355 m01-051,302 sqftS$1,988,000S$1,526 psf×1.000S$1,526 psf
Jun 2026Sanctuary @ 813 · 471 m01-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
Jun 2026Evania · 765 m01-051,076 sqftS$1,645,000S$1,528 psf×1.000S$1,528 psf
Jun 20263@Sandilands · 556 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
May 2026Sanctuary @ 813 · 471 m01-05797 sqftS$1,075,000S$1,350 psf×1.000S$1,350 psf
May 2026Sanctuary @ 813 · 471 m01-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf
May 2026Evania · 765 m01-051,227 sqftS$1,910,000S$1,557 psf×1.000S$1,557 psf
May 2026Jansen House · 342 m01-051,012 sqftS$2,176,000S$2,151 psf×1.000S$2,151 psf
May 2026Jansen House · 342 m01-051,033 sqftS$2,100,000S$2,032 psf×1.000S$2,032 psf
May 20263@Sandilands · 556 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Palm Haven · 437 m01-051,227 sqftS$1,820,000S$1,483 psf×1.000S$1,483 psf
Apr 2026Rosyth Ville · 735 m01-051,087 sqftS$1,530,000S$1,407 psf×1.000S$1,407 psf
Apr 2026Evania · 765 m01-05936 sqftS$1,470,000S$1,570 psf×1.000S$1,570 psf
Apr 2026Space @ Kovan · 235 m01-05743 sqftS$1,140,000S$1,535 psf×1.000S$1,535 psf
Apr 2026Cambio Suites · 175 m01-05797 sqftS$1,188,000S$1,491 psf×1.000S$1,491 psf
Apr 2026Cherryhill · 735 m06-10915 sqftS$1,600,000S$1,749 psf×1.000S$1,749 psf
Mar 2026Tangerine Grove · 895 m01-051,184 sqftS$2,130,000S$1,799 psf×0.999S$1,797 psf
Mar 2026Jansen 28 · 395 m01-051,216 sqftS$1,568,000S$1,289 psf×0.999S$1,288 psf
Mar 2026D'Hiro@Hillside · 419 m01-051,109 sqftS$1,560,000S$1,407 psf×0.999S$1,406 psf
Feb 2026Jade Residences · 871 m01-051,012 sqftS$1,428,000S$1,411 psf×0.999S$1,410 psf
Feb 2026Sanctuary @ 813 · 471 m01-05893 sqftS$1,350,000S$1,511 psf×0.999S$1,509 psf
Feb 2026Gillenia · 725 m01-051,098 sqftS$1,530,000S$1,394 psf×0.999S$1,392 psf
Feb 2026Jansen House · 342 m01-051,238 sqftS$2,566,000S$2,073 psf×0.999S$2,071 psf
Feb 2026Jansen House · 342 m01-051,335 sqftS$2,758,000S$2,066 psf×0.999S$2,064 psf
Feb 2026Jansen House · 342 m01-051,335 sqftS$2,715,000S$2,034 psf×0.999S$2,032 psf
Jan 2026Palm Haven · 437 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026Isuites @ Palm · 524 m01-051,216 sqftS$1,560,000S$1,283 psf×0.999S$1,281 psf
Jan 2026Jansen House · 342 m01-051,012 sqftS$2,059,000S$2,035 psf×0.999S$2,033 psf
Jan 20263@Sandilands · 556 m01-05764 sqftS$1,000,000S$1,309 psf×0.999S$1,307 psf
Dec 2025Stadia · 145 m01-05904 sqftS$1,330,000S$1,471 psf×1.021S$1,501 psf
Dec 2025Residences Botanique · 83 m01-05883 sqftS$1,465,000S$1,660 psf×1.021S$1,694 psf
Dec 2025Jansen House · 342 m01-051,033 sqftS$2,109,000S$2,041 psf×1.021S$2,083 psf
Dec 20253@Sandilands · 556 m01-05764 sqftS$1,000,000S$1,309 psf×1.021S$1,336 psf
Nov 2025Jansen House · 342 m01-051,012 sqftS$2,031,000S$2,007 psf×1.021S$2,049 psf
Oct 2025Jade Residences · 871 m01-05732 sqftS$1,440,000S$1,967 psf×1.021S$2,008 psf
Oct 2025Jade Residences · 871 m01-05797 sqftS$1,498,000S$1,881 psf×1.021S$1,920 psf
Oct 2025Mint Residences @ Jansen · 354 m01-051,270 sqftS$1,700,000S$1,338 psf×1.021S$1,366 psf
Oct 2025Jansen House · 342 m01-051,238 sqftS$2,480,000S$2,003 psf×1.021S$2,045 psf
Sept 2025Glasgow Residence · 609 m01-05883 sqftS$1,280,000S$1,450 psf×1.031S$1,495 psf
Sept 2025Treasure Mansions · 543 m01-05753 sqftS$1,010,000S$1,340 psf×1.031S$1,382 psf
Sept 2025Residences Botanique · 83 m01-051,152 sqftS$1,780,000S$1,545 psf×1.031S$1,593 psf
Sept 202521 Richards · 773 m01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025D'Pavilion · 417 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025Rosyth Ville · 735 m01-051,109 sqftS$1,460,000S$1,317 psf×1.031S$1,357 psf
Aug 2025Hillside Mansions · 201 m01-051,259 sqftS$1,888,555S$1,500 psf×1.031S$1,546 psf
Aug 2025Rosalia Park · 872 m01-051,119 sqftS$1,405,000S$1,255 psf×1.031S$1,294 psf
Aug 2025Kovan Esquire · 523 m01-051,001 sqftS$1,560,000S$1,558 psf×1.031S$1,606 psf
Jul 2025Jade Residences · 871 m01-051,292 sqftS$1,952,888S$1,512 psf×1.031S$1,558 psf
Jul 2025Residences Botanique · 83 m01-051,033 sqftS$1,600,000S$1,548 psf×1.031S$1,596 psf
Jul 2025Residences Botanique · 83 m01-051,184 sqftS$1,950,000S$1,647 psf×1.031S$1,698 psf
Jul 2025Jansen House · 342 m01-051,238 sqftS$2,507,000S$2,025 psf×1.031S$2,088 psf
Jul 2025Jansen House · 342 m01-051,033 sqftS$2,150,000S$2,081 psf×1.031S$2,145 psf
Jul 2025D'Hiro@Hillside · 419 m01-051,109 sqftS$1,520,000S$1,371 psf×1.031S$1,413 psf
Jul 20253@Sandilands · 556 m01-05775 sqftS$1,195,000S$1,542 psf×1.031S$1,589 psf
Jun 2025Jade Residences · 871 m01-05861 sqftS$1,580,000S$1,835 psf×1.039S$1,907 psf
Jun 2025Palm Grove Condominium · 355 m01-051,302 sqftS$1,918,000S$1,473 psf×1.039S$1,530 psf
Jun 2025Rosyth Residence · 733 m01-051,023 sqftS$1,440,000S$1,408 psf×1.039S$1,463 psf
Jun 2025Rosyth Ville · 735 m01-051,109 sqftS$1,550,000S$1,398 psf×1.039S$1,453 psf
Jun 2025Hillside Mansions · 201 m01-051,195 sqftS$1,680,000S$1,406 psf×1.039S$1,461 psf
Jun 20253@Sandilands · 556 m01-05775 sqftS$1,020,000S$1,316 psf×1.039S$1,368 psf
Jun 2025Prestige Point · 883 m01-05743 sqftS$1,120,000S$1,508 psf×1.039S$1,567 psf
May 2025Tangerine Grove · 895 m01-051,238 sqftS$2,200,000S$1,777 psf×1.039S$1,847 psf
May 2025Jade Residences · 871 m01-051,324 sqftS$2,000,000S$1,511 psf×1.039S$1,570 psf
May 2025Kovan Crest · 557 m01-051,292 sqftS$1,760,000S$1,363 psf×1.039S$1,416 psf
May 2025Urban Residences · 766 m01-05861 sqftS$1,300,000S$1,510 psf×1.039S$1,569 psf
May 2025The Bently Residences@Kovan · 409 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
May 2025Rosalia Park · 872 m01-051,152 sqftS$1,470,000S$1,276 psf×1.039S$1,326 psf
Apr 2025Jade Residences · 871 m01-05732 sqftS$1,438,000S$1,965 psf×1.039S$2,041 psf
Apr 2025Residences @ Jansen · 360 m01-051,216 sqftS$1,580,000S$1,299 psf×1.039S$1,350 psf
Apr 2025Casa Cambio · 300 m01-05980 sqftS$1,300,000S$1,327 psf×1.039S$1,379 psf
Apr 2025Kovan Crest · 557 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Jansen House · 342 m01-051,238 sqftS$2,568,000S$2,075 psf×1.050S$2,179 psf
Feb 2025Kovan Jewel · 500 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 500 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025Kovan Crest · 557 m01-051,238 sqftS$1,665,000S$1,345 psf×1.050S$1,413 psf
Feb 2025Jansen House · 342 m01-051,259 sqftS$2,430,000S$1,930 psf×1.050S$2,027 psf
Feb 2025Cherryhill · 735 m01-051,195 sqftS$1,830,000S$1,532 psf×1.050S$1,609 psf
Jan 2025Breezy Mansions · 626 m01-051,012 sqftS$1,370,000S$1,354 psf×1.050S$1,422 psf
Jan 2025D'Hiro@Hillside · 419 m01-051,119 sqftS$1,333,333S$1,191 psf×1.050S$1,251 psf
Dec 2024Breezy Mansions · 626 m01-051,012 sqftS$1,360,000S$1,344 psf×1.054S$1,416 psf
Dec 2024Kovan Jewel · 500 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Jansen House · 342 m01-051,335 sqftS$2,700,000S$2,023 psf×1.054S$2,131 psf
Nov 2024Kovan Jewel · 500 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 500 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024Jansen 28 · 395 m01-051,281 sqftS$1,650,000S$1,288 psf×1.054S$1,357 psf
Nov 2024Space @ Kovan · 235 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf

How accurate is this estimate for The Morning Glory?

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$37,800 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$3,150 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
Q2 2026800-900 sqft1Non-landed PropertiesS$3,150
Q4 20241000-1100 sqft1Non-landed PropertiesS$3,200

median of 1 URA rental contracts at The Morning Glory within a quarter of 96 sqm, since 2025Q4.

Buying or selling at S$1,578,228?

Buying: Stamp duty on S$1,578,228 · Cash and CPF needed on S$1,578,228 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,578,228.

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

Primary schools near 24 Sirat 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
Aug 2024
The Morning Glory · 01-05 · Apartment
1,033 sqftS$1,520,000S$1,471 psf
Sept 2022
The Morning Glory · 01-05 · Apartment
1,033 sqftS$1,365,000S$1,321 psf
Nov 2021
The Morning Glory · 01-05 · Apartment
1,033 sqftS$1,160,000S$1,123 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.