homequant
executive condominium · 609652

Westmere

Project page · 99-year lease from 1996

Indicative value range
S$1,428,049 – S$1,462,913
Indicative mid S$1,437,668 · S$1,151 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
Feb 2026Westmere11-151,292 sqftS$1,488,888S$1,153 psf×0.999S$1,151 psf
Jan 2026Westmere11-151,249 sqftS$1,420,000S$1,137 psf×0.999S$1,136 psf
Jan 2026Westmere01-051,098 sqftS$1,310,000S$1,193 psf×0.999S$1,192 psf

How accurate is this estimate for Westmere?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Westmere since.

Median error
3.5%

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

A thin test: 4 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.

3.76% gross yield

S$54,000 of rent a year against the estimate above · 0.21 points above flats like it

Leases signed here within a quarter of this size run about S$4,500 a month, the middle of 47 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 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 20261200-1300 sqft3Executive CondominiumS$4,900
Q3 20261200-1300 sqft3Executive CondominiumS$4,800
Q3 20261100-1200 sqft3Executive CondominiumS$4,800
Q3 20261200-1300 sqft3Executive CondominiumS$4,800
Q3 20261000-1100 sqft3Executive CondominiumS$4,650
Q3 20261000-1100 sqft3Executive CondominiumS$4,650
Q3 20261200-1300 sqft3Executive CondominiumS$4,500
Q3 20261200-1300 sqft3Executive CondominiumS$4,500

median of 47 URA rental contracts at Westmere within a quarter of 116 sqm, since 2025Q4.

Buying or selling at S$1,437,668?

Buying: Stamp duty on S$1,437,668 · Cash and CPF needed on S$1,437,668 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,437,668.

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

Primary schools near 75 Jurong East Street 13

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
Feb 2026
Westmere · 11-15 · Executive Condominium · 69 years left
1,292 sqftS$1,488,888S$1,153 psf
Jan 2026
Westmere · 01-05 · Executive Condominium · 69 years left
1,098 sqftS$1,310,000S$1,193 psf
Jan 2026
Westmere · 11-15 · Executive Condominium · 69 years left
1,249 sqftS$1,420,000S$1,137 psf
Oct 2025
Westmere · 11-15 · Executive Condominium · 69 years left
1,206 sqftS$1,428,000S$1,185 psf
Jul 2025
Westmere · 16-20 · Executive Condominium · 70 years left
1,098 sqftS$1,328,000S$1,210 psf
Jul 2025
Westmere · 01-05 · Executive Condominium · 70 years left
1,109 sqftS$1,300,000S$1,173 psf
Jul 2025
Westmere · 06-10 · Executive Condominium · 70 years left
1,249 sqftS$1,450,000S$1,161 psf
Jun 2025
Westmere · 16-20 · Executive Condominium · 70 years left
1,098 sqftS$1,328,000S$1,210 psf
Jun 2025
Westmere · 01-05 · Executive Condominium · 70 years left
1,292 sqftS$1,350,000S$1,045 psf
May 2025
Westmere · 01-05 · Executive Condominium · 70 years left
1,098 sqftS$1,180,000S$1,075 psf
Apr 2025
Westmere · 16-20 · Executive Condominium · 70 years left
1,206 sqftS$1,560,000S$1,294 psf
Mar 2025
Westmere · 11-15 · Executive Condominium · 70 years left
1,206 sqftS$1,471,688S$1,221 psf
Jan 2025
Westmere · 16-20 · Executive Condominium · 70 years left
1,292 sqftS$1,530,000S$1,185 psf
Dec 2024
Westmere · 01-05 · Executive Condominium · 70 years left
1,227 sqftS$1,250,000S$1,019 psf
Dec 2024
Westmere · 01-05 · Executive Condominium · 70 years left
1,313 sqftS$1,427,000S$1,087 psf
Nov 2024
Westmere · 01-05 · Executive Condominium · 70 years left
1,292 sqftS$1,300,000S$1,006 psf
Oct 2024
Westmere · 11-15 · Executive Condominium · 70 years left
1,292 sqftS$1,400,888S$1,085 psf
Oct 2024
Westmere · 16-20 · Executive Condominium · 70 years left
1,098 sqftS$1,220,000S$1,111 psf
Sept 2024
Westmere · 06-10 · Executive Condominium · 70 years left
1,313 sqftS$1,432,000S$1,090 psf
May 2024
Westmere · 16-20 · Executive Condominium · 71 years left
1,249 sqftS$1,400,000S$1,121 psf
May 2024
Westmere · 01-05 · Executive Condominium · 71 years left
1,292 sqftS$1,380,000S$1,068 psf
Mar 2024
Westmere · 01-05 · Executive Condominium · 71 years left
1,432 sqftS$1,479,999S$1,034 psf
Jan 2024
Westmere · 11-15 · Executive Condominium · 71 years left
1,292 sqftS$1,330,000S$1,030 psf
Jul 2023
Westmere · 11-15 · Executive Condominium · 72 years left
1,249 sqftS$1,320,000S$1,057 psf
Apr 2023
Westmere · 11-15 · Executive Condominium · 72 years left
1,206 sqftS$1,250,000S$1,037 psf
Mar 2023
Westmere · 16-20 · Executive Condominium · 72 years left
1,098 sqftS$1,100,000S$1,002 psf
Sept 2022
Westmere · 01-05 · Executive Condominium · 72 years left
1,206 sqftS$1,180,000S$979 psf
Sept 2022
Westmere · 06-10 · Executive Condominium · 72 years left
1,313 sqftS$1,200,000S$914 psf
Jul 2022
Westmere · 01-05 · Executive Condominium · 73 years left
1,227 sqftS$1,060,000S$864 psf
May 2022
Westmere · 06-10 · Executive Condominium · 73 years left
1,098 sqftS$1,058,000S$964 psf
Apr 2022
Westmere · 16-20 · Executive Condominium · 73 years left
1,292 sqftS$1,160,000S$898 psf
Mar 2022
Westmere · 16-20 · Executive Condominium · 73 years left
1,249 sqftS$1,100,000S$881 psf
Feb 2022
Westmere · 01-05 · Executive Condominium · 73 years left
1,292 sqftS$1,132,000S$876 psf
Jan 2022
Westmere · 06-10 · Executive Condominium · 73 years left
1,098 sqftS$930,000S$847 psf
Dec 2021
Westmere · 06-10 · Executive Condominium · 73 years left
1,098 sqftS$1,000,000S$911 psf

Sale prices as filed in caveats.

Where the lease takes this

About 68 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, 4.58% a yearmeasured
5 years63 yearsS$1,375,423S$1,518,578S$1,673,412S$1,720,598
10 years58 yearsS$1,296,098S$1,579,936S$1,918,542S$2,028,263
20 years48 yearsS$1,151,277S$1,710,738S$2,522,591S$2,819,374

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 4.58% 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.