homequant
condo · 597591

Astor Green

Project page · 99-year lease from 1991

Indicative value range
S$1,619,735 – S$1,627,107
Indicative mid S$1,621,890 · S$1,492 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. 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 2026Astor Green06-101,378 sqftS$2,050,000S$1,488 psf×1.000S$1,488 psf
Jul 2026Astor Green06-101,066 sqftS$1,600,000S$1,501 psf×1.000S$1,501 psf
Mar 2026Astor Green16-201,378 sqftS$2,080,000S$1,510 psf×0.988S$1,492 psf

How accurate is this estimate for Astor Green?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Astor Green since.

Median error
64.3%

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

A thin test: 5 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.

3.18% gross yield

S$51,600 of rent a year against the estimate above · 0.02 points above flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 23 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$5,400
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,300
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,100
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,100
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,400
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,400

median of 23 URA rental contracts at Astor Green within a quarter of 101 sqm, since 2025Q4.

Buying or selling at S$1,621,890?

Buying: Stamp duty on S$1,621,890 · Cash and CPF needed on S$1,621,890 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,621,890.

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

Primary schools near 5 Pine Grove

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
Astor Green · 06-10 · Condominium · 63 years left
1,378 sqftS$2,050,000S$1,488 psf
Aug 2026
Astor Green · 11-15 · Condominium · 63 years left
1,528 sqftS$2,250,000S$1,472 psf
Jul 2026
Astor Green · 06-10 · Condominium · 64 years left
1,066 sqftS$1,600,000S$1,501 psf
Mar 2026
Astor Green · 16-20 · Condominium · 64 years left
1,378 sqftS$2,080,000S$1,510 psf
Jan 2026
Astor Green · 11-15 · Condominium · 64 years left
1,528 sqftS$2,350,000S$1,537 psf
Jun 2025
Astor Green · 01-05 · Condominium · 65 years left
1,066 sqftS$1,410,000S$1,323 psf
Jul 2024
Astor Green · 06-10 · Condominium · 66 years left
1,066 sqftS$1,480,000S$1,389 psf
Feb 2024
Astor Green · 11-15 · Condominium · 66 years left
1,066 sqftS$1,535,000S$1,440 psf
Feb 2024
Astor Green · 11-15 · Condominium · 66 years left
1,087 sqftS$1,490,000S$1,371 psf
Feb 2024
Astor Green · 11-15 · Condominium · 66 years left
1,087 sqftS$1,510,000S$1,389 psf
Sept 2023
Astor Green · 01-05 · Condominium · 66 years left
1,087 sqftS$1,480,000S$1,361 psf
Sept 2023
Astor Green · 11-15 · Condominium · 66 years left
1,528 sqftS$2,180,000S$1,426 psf
Aug 2023
Astor Green · 06-10 · Condominium · 66 years left
1,475 sqftS$2,060,000S$1,397 psf
Jul 2023
Astor Green · 16-20 · Condominium · 67 years left
1,378 sqftS$1,880,000S$1,365 psf
Jul 2023
Astor Green · 01-05 · Condominium · 67 years left
980 sqftS$1,540,000S$1,572 psf
Apr 2023
Astor Green · 06-10 · Condominium · 67 years left
1,475 sqftS$2,100,000S$1,424 psf
Mar 2023
Astor Green · 01-05 · Condominium · 67 years left
1,528 sqftS$2,015,000S$1,318 psf
Feb 2023
Astor Green · 11-15 · Condominium · 67 years left
1,087 sqftS$1,500,000S$1,380 psf
Feb 2023
Astor Green · 06-10 · Condominium · 67 years left
1,087 sqftS$1,460,000S$1,343 psf
Jan 2023
Astor Green · 06-10 · Condominium · 67 years left
1,066 sqftS$1,440,000S$1,351 psf
Jun 2022
Astor Green · 01-05 · Condominium · 68 years left
1,378 sqftS$1,750,000S$1,270 psf
Dec 2021
Astor Green · 06-10 · Condominium · 68 years left
1,066 sqftS$1,318,000S$1,237 psf
Dec 2021
Astor Green · 16-20 · Condominium · 68 years left
1,066 sqftS$1,360,000S$1,276 psf
Oct 2021
Astor Green · 01-05 · Condominium · 68 years left
1,528 sqftS$1,800,000S$1,178 psf
Oct 2021
Astor Green · 01-05 · Condominium · 68 years left
1,528 sqftS$1,870,000S$1,223 psf

Sale prices as filed in caveats.

Where the lease takes this

About 63 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 years58 yearsS$1,528,353S$1,687,425S$1,859,475S$1,867,534
10 years53 yearsS$1,428,874S$1,741,789S$2,115,083S$2,133,458

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.28% 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.