homequant
condo · 579800

Rafflesia Condominium

Project page · 99-year lease from 1997

Indicative value range
S$1,896,795 – S$1,953,049
Indicative mid S$1,932,220 · S$1,617 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

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 2026Rafflesia Condominium06-10915 sqftS$1,470,000S$1,607 psf×1.000S$1,607 psf
Sept 2026Rafflesia Condominium06-101,302 sqftS$2,120,000S$1,628 psf×1.000S$1,628 psf
May 2026Rafflesia Condominium01-05915 sqftS$1,400,000S$1,530 psf×1.000S$1,530 psf
May 2026Rafflesia Condominium06-101,302 sqftS$2,156,000S$1,655 psf×1.000S$1,655 psf

How accurate is this estimate for Rafflesia Condominium?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Rafflesia Condominium since.

Median error
5.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 9 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.98% gross yield

S$57,600 of rent a year against the estimate above · 0.18 points below flats like it

Leases signed here within a quarter of this size run about S$4,800 a month, the middle of 41 of them.

In the rest of the central region, leasehold flats with 60 to 69 years of lease left yield 3.16%, from 33 projects.

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 20261300-1400 sqft3Non-landed PropertiesS$5,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,800
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,800
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,200
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,100

median of 41 URA rental contracts at Rafflesia Condominium within a quarter of 111 sqm, since 2025Q4.

Buying or selling at S$1,932,220?

Buying: Stamp duty on S$1,932,220 · Cash and CPF needed on S$1,932,220 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,932,220.

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

Primary schools near 31 Bishan Street 21

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
Sept 2026
Rafflesia Condominium · 06-10 · Condominium · 69 years left
915 sqftS$1,470,000S$1,607 psf
Sept 2026
Rafflesia Condominium · 06-10 · Condominium · 69 years left
1,302 sqftS$2,120,000S$1,628 psf
May 2026
Rafflesia Condominium · 06-10 · Condominium · 70 years left
1,302 sqftS$2,156,000S$1,655 psf
May 2026
Rafflesia Condominium · 01-05 · Condominium · 70 years left
915 sqftS$1,400,000S$1,530 psf
May 2026
Rafflesia Condominium · 16-20 · Condominium · 70 years left
excluded: outlier
915 sqftS$1,530,000S$1,672 psf
Mar 2026
Rafflesia Condominium · 11-15 · Condominium · 70 years left
1,302 sqftS$2,200,000S$1,689 psf
Feb 2026
Rafflesia Condominium · 16-20 · Condominium · 70 years left
1,324 sqftS$2,188,000S$1,653 psf
Nov 2025
Rafflesia Condominium · 06-10 · Condominium · 70 years left
1,195 sqftS$1,928,000S$1,614 psf
Oct 2025
Rafflesia Condominium · 06-10 · Condominium · 70 years left
1,302 sqftS$2,070,000S$1,589 psf
Oct 2025
Rafflesia Condominium · 06-10 · Condominium · 70 years left
915 sqftS$1,460,000S$1,596 psf
Sept 2025
Rafflesia Condominium · 01-05 · Condominium · 70 years left
915 sqftS$1,365,000S$1,492 psf
Aug 2025
Rafflesia Condominium · 11-15 · Condominium · 70 years left
915 sqftS$1,450,000S$1,585 psf
Jul 2025
Rafflesia Condominium · 16-20 · Condominium · 71 years left
1,195 sqftS$1,970,000S$1,649 psf
Jul 2025
Rafflesia Condominium · 16-20 · Condominium · 71 years left
1,195 sqftS$2,010,000S$1,682 psf
Jul 2025
Rafflesia Condominium · 16-20 · Condominium · 71 years left
915 sqftS$1,418,888S$1,551 psf
Jun 2025
Rafflesia Condominium · 16-20 · Condominium · 71 years left
915 sqftS$1,400,000S$1,530 psf
Jun 2025
Rafflesia Condominium · 06-10 · Condominium · 71 years left
915 sqftS$1,370,000S$1,497 psf
Jun 2025
Rafflesia Condominium · 06-10 · Condominium · 71 years left
915 sqftS$1,400,000S$1,530 psf
Apr 2025
Rafflesia Condominium · 01-05 · Condominium · 71 years left
1,216 sqftS$1,860,000S$1,529 psf
Nov 2024
Rafflesia Condominium · 01-05 · Condominium · 71 years left
1,216 sqftS$1,920,000S$1,579 psf
May 2024
Rafflesia Condominium · 06-10 · Condominium · 72 years left
915 sqftS$1,300,000S$1,421 psf
Mar 2024
Rafflesia Condominium · 06-10 · Condominium · 72 years left
1,195 sqftS$1,830,000S$1,532 psf
Nov 2023
Rafflesia Condominium · 01-05 · Condominium · 72 years left
915 sqftS$1,238,000S$1,353 psf
Oct 2023
Rafflesia Condominium · 06-10 · Condominium · 72 years left
915 sqftS$1,370,000S$1,497 psf
Oct 2023
Rafflesia Condominium · 16-20 · Condominium · 72 years left
1,195 sqftS$1,860,000S$1,557 psf
Sept 2023
Rafflesia Condominium · 06-10 · Condominium · 72 years left
1,302 sqftS$1,840,000S$1,413 psf
Sept 2023
Rafflesia Condominium · 01-05 · Condominium · 72 years left
915 sqftS$1,200,000S$1,312 psf
Aug 2023
Rafflesia Condominium · 01-05 · Condominium · 72 years left
1,076 sqftS$1,480,000S$1,375 psf
Aug 2023
Rafflesia Condominium · 16-20 · Condominium · 72 years left
1,324 sqftS$2,070,000S$1,563 psf
Aug 2023
Rafflesia Condominium · 06-10 · Condominium · 72 years left
1,195 sqftS$1,800,000S$1,507 psf
Feb 2023
Rafflesia Condominium · 01-05 · Condominium · 73 years left
1,195 sqftS$1,700,000S$1,423 psf
Jan 2023
Rafflesia Condominium · 01-05 · Condominium · 73 years left
915 sqftS$1,240,000S$1,355 psf
Oct 2022
Rafflesia Condominium · 01-05 · Condominium · 73 years left
1,195 sqftS$1,660,000S$1,389 psf
Sept 2022
Rafflesia Condominium · 16-20 · Condominium · 73 years left
1,195 sqftS$1,735,000S$1,452 psf
Sept 2022
Rafflesia Condominium · 06-10 · Condominium · 73 years left
1,302 sqftS$1,740,000S$1,336 psf
Sept 2022
Rafflesia Condominium · 11-15 · Condominium · 73 years left
1,195 sqftS$1,628,000S$1,363 psf
Aug 2022
Rafflesia Condominium · 06-10 · Condominium · 73 years left
1,195 sqftS$1,700,000S$1,423 psf
Aug 2022
Rafflesia Condominium · 06-10 · Condominium · 73 years left
1,302 sqftS$1,738,800S$1,335 psf
Jun 2022
Rafflesia Condominium · 01-05 · Condominium · 74 years left
915 sqftS$1,120,000S$1,224 psf
May 2022
Rafflesia Condominium · 01-05 · Condominium · 74 years left
1,195 sqftS$1,500,000S$1,255 psf
May 2022
Rafflesia Condominium · 06-10 · Condominium · 74 years left
915 sqftS$1,200,000S$1,312 psf
May 2022
Rafflesia Condominium · 16-20 · Condominium · 74 years left
1,324 sqftS$1,780,000S$1,344 psf
Apr 2022
Rafflesia Condominium · 01-05 · Condominium · 74 years left
1,216 sqftS$1,530,000S$1,258 psf
Apr 2022
Rafflesia Condominium · 06-10 · Condominium · 74 years left
1,302 sqftS$1,650,000S$1,267 psf
Feb 2022
Rafflesia Condominium · 11-15 · Condominium · 74 years left
1,302 sqftS$1,728,000S$1,327 psf
Feb 2022
Rafflesia Condominium · 01-05 · Condominium · 74 years left
1,195 sqftS$1,350,000S$1,130 psf
Feb 2022
Rafflesia Condominium · 11-15 · Condominium · 74 years left
1,302 sqftS$1,660,000S$1,275 psf
Jan 2022
Rafflesia Condominium · 01-05 · Condominium · 74 years left
915 sqftS$1,070,000S$1,169 psf
See more

Showing 48 of 49.

Sale prices as filed in caveats.

Where the lease takes this

About 69 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years64 yearsS$1,848,563S$2,040,963S$2,249,059S$2,258,808
10 years59 yearsS$1,741,951S$2,123,428S$2,578,513S$2,600,914
20 years49 yearsS$1,547,312S$2,299,225S$3,390,352S$3,449,516

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.