homequant
condo · 659445

The Madeira

Project page · 99-year lease from 2000

Indicative value range
S$1,558,117 – S$1,608,751
Indicative mid S$1,584,370 · S$1,269 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 2026The Madeira16-201,055 sqftS$1,340,000S$1,270 psf×0.999S$1,269 psf
Jan 2026The Madeira21-251,270 sqftS$1,560,000S$1,228 psf×0.999S$1,227 psf
Nov 2025The Madeira06-10936 sqftS$1,200,000S$1,281 psf×1.021S$1,308 psf

How accurate is this estimate for The Madeira?

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

Median error
2.6%

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.

3.26% gross yield

S$51,600 of rent a year against the estimate above · 0.09 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 44 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 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 sqft3Non-landed PropertiesS$5,000
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,600
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,600
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$4,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$4,500

median of 44 URA rental contracts at The Madeira within a quarter of 116 sqm, since 2025Q4.

Buying or selling at S$1,584,370?

Buying: Stamp duty on S$1,584,370 · Cash and CPF needed on S$1,584,370 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,584,370.

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

Primary schools near 56 Bukit Batok Street 31

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 2026
The Madeira · 01-05 · Condominium · 72 years left
excluded: outlier
1,356 sqftS$1,465,000S$1,080 psf
Jun 2026
The Madeira · 06-10 · Condominium · 73 years left
excluded: outlier
1,055 sqftS$1,268,000S$1,202 psf
Feb 2026
The Madeira · 01-05 · Condominium · 73 years left
excluded: outlier
1,378 sqftS$1,450,000S$1,052 psf
Feb 2026
The Madeira · 16-20 · Condominium · 73 years left
1,055 sqftS$1,340,000S$1,270 psf
Jan 2026
The Madeira · 21-25 · Condominium · 73 years left
1,270 sqftS$1,560,000S$1,228 psf
Nov 2025
The Madeira · 01-05 · Condominium · 73 years left
excluded: outlier
1,378 sqftS$1,488,000S$1,080 psf
Nov 2025
The Madeira · 06-10 · Condominium · 73 years left
936 sqftS$1,200,000S$1,281 psf
Oct 2025
The Madeira · 21-25 · Condominium · 73 years left
1,238 sqftS$1,538,000S$1,242 psf
Sept 2025
The Madeira · 16-20 · Condominium · 73 years left
936 sqftS$1,208,000S$1,290 psf
Sept 2025
The Madeira · 11-15 · Condominium · 73 years left
1,238 sqftS$1,500,000S$1,212 psf
Aug 2025
The Madeira · 11-15 · Condominium · 73 years left
1,249 sqftS$1,468,000S$1,176 psf
Aug 2025
The Madeira · 26-30 · Condominium · 73 years left
2,034 sqftS$2,230,000S$1,096 psf
Jul 2025
The Madeira · 21-25 · Condominium · 74 years left
1,238 sqftS$1,520,000S$1,228 psf
Jul 2025
The Madeira · 11-15 · Condominium · 74 years left
1,356 sqftS$1,650,000S$1,217 psf
Jun 2025
The Madeira · 16-20 · Condominium · 74 years left
936 sqftS$1,200,000S$1,281 psf
Jun 2025
The Madeira · 21-25 · Condominium · 74 years left
1,356 sqftS$1,635,000S$1,206 psf
Jun 2025
The Madeira · 06-10 · Condominium · 74 years left
1,302 sqftS$1,500,000S$1,152 psf
May 2025
The Madeira · 16-20 · Condominium · 74 years left
1,249 sqftS$1,480,000S$1,185 psf
May 2025
The Madeira · 06-10 · Condominium · 74 years left
936 sqftS$1,125,000S$1,201 psf
May 2025
The Madeira · 06-10 · Condominium · 74 years left
1,238 sqftS$1,500,000S$1,212 psf
Apr 2025
The Madeira · 16-20 · Condominium · 74 years left
1,055 sqftS$1,320,000S$1,251 psf
Mar 2025
The Madeira · 16-20 · Condominium · 74 years left
1,302 sqftS$1,600,000S$1,228 psf
Feb 2025
The Madeira · 16-20 · Condominium · 74 years left
1,249 sqftS$1,500,000S$1,201 psf
Jan 2025
The Madeira · 01-05 · Condominium · 74 years left
1,905 sqftS$1,735,000S$911 psf
Jan 2025
The Madeira · 26-30 · Condominium · 74 years left
936 sqftS$1,180,000S$1,260 psf
Nov 2024
The Madeira · 01-05 · Condominium · 74 years left
1,270 sqftS$1,410,000S$1,110 psf
Sept 2024
The Madeira · 06-10 · Condominium · 74 years left
1,270 sqftS$1,430,000S$1,126 psf
Sept 2024
The Madeira · 21-25 · Condominium · 74 years left
1,345 sqftS$1,655,888S$1,231 psf
Aug 2024
The Madeira · 16-20 · Condominium · 74 years left
1,302 sqftS$1,585,000S$1,217 psf
Aug 2024
The Madeira · 16-20 · Condominium · 74 years left
1,249 sqftS$1,490,000S$1,193 psf
Jul 2024
The Madeira · 21-25 · Condominium · 75 years left
1,055 sqftS$1,315,000S$1,247 psf
Jun 2024
The Madeira · 11-15 · Condominium · 75 years left
1,356 sqftS$1,650,000S$1,217 psf
May 2024
The Madeira · 21-25 · Condominium · 75 years left
1,238 sqftS$1,480,000S$1,196 psf
Apr 2024
The Madeira · 11-15 · Condominium · 75 years left
1,055 sqftS$1,270,000S$1,204 psf
Mar 2024
The Madeira · 11-15 · Condominium · 75 years left
1,249 sqftS$1,445,000S$1,157 psf
Nov 2023
The Madeira · 06-10 · Condominium · 75 years left
1,356 sqftS$1,550,000S$1,143 psf
Nov 2023
The Madeira · 01-05 · Condominium · 75 years left
1,324 sqftS$1,530,000S$1,156 psf
Oct 2023
The Madeira · 21-25 · Condominium · 75 years left
1,270 sqftS$1,500,000S$1,181 psf
Sept 2023
The Madeira · 16-20 · Condominium · 75 years left
1,238 sqftS$1,480,000S$1,196 psf
Aug 2023
The Madeira · 06-10 · Condominium · 75 years left
excluded: outlier
936 sqftS$1,008,000S$1,076 psf
Jun 2023
The Madeira · 06-10 · Condominium · 76 years left
1,356 sqftS$1,520,000S$1,121 psf
Jun 2023
The Madeira · 11-15 · Condominium · 76 years left
1,238 sqftS$1,400,000S$1,131 psf
Apr 2023
The Madeira · 01-05 · Condominium · 76 years left
1,378 sqftS$1,358,000S$986 psf
Apr 2023
The Madeira · 06-10 · Condominium · 76 years left
1,055 sqftS$1,180,000S$1,119 psf
Mar 2023
The Madeira · 16-20 · Condominium · 76 years left
1,055 sqftS$1,080,000S$1,024 psf
Mar 2023
The Madeira · 21-25 · Condominium · 76 years left
excluded: outlier
1,356 sqftS$1,520,000S$1,121 psf
Mar 2023
The Madeira · 11-15 · Condominium · 76 years left
1,356 sqftS$1,380,000S$1,018 psf
Dec 2022
The Madeira · 21-25 · Condominium · 76 years left
1,324 sqftS$1,350,000S$1,020 psf
Nov 2022
The Madeira · 11-15 · Condominium · 76 years left
936 sqftS$1,020,000S$1,089 psf
Nov 2022
The Madeira · 06-10 · Condominium · 76 years left
936 sqftS$990,000S$1,057 psf
Oct 2022
The Madeira · 16-20 · Condominium · 76 years left
1,055 sqftS$1,070,000S$1,014 psf
Sept 2022
The Madeira · 11-15 · Condominium · 76 years left
1,356 sqftS$1,330,000S$981 psf
Sept 2022
The Madeira · 01-05 · Condominium · 76 years left
excluded: outlier
1,238 sqftS$970,000S$784 psf
Aug 2022
The Madeira · 21-25 · Condominium · 76 years left
1,270 sqftS$1,243,000S$979 psf
Apr 2022
The Madeira · 21-25 · Condominium · 77 years left
936 sqftS$968,000S$1,034 psf
Mar 2022
The Madeira · 21-25 · Condominium · 77 years left
1,238 sqftS$1,220,000S$986 psf
Mar 2022
The Madeira · 06-10 · Condominium · 77 years left
936 sqftS$910,000S$972 psf
Feb 2022
The Madeira · 16-20 · Condominium · 77 years left
1,055 sqftS$1,050,000S$995 psf
Jan 2022
The Madeira · 21-25 · Condominium · 77 years left
1,055 sqftS$1,060,000S$1,005 psf
Jan 2022
The Madeira · 16-20 · Condominium · 77 years left
1,302 sqftS$1,290,000S$990 psf
Dec 2021
The Madeira · 06-10 · Condominium · 77 years left
1,270 sqftS$1,150,000S$905 psf
Dec 2021
The Madeira · 21-25 · Condominium · 77 years left
1,055 sqftS$1,092,000S$1,035 psf
Dec 2021
The Madeira · 06-10 · Condominium · 77 years left
1,249 sqftS$1,120,000S$897 psf
Oct 2021
The Madeira · 06-10 · Condominium · 77 years left
1,249 sqftS$1,150,000S$921 psf
Oct 2021
The Madeira · 16-20 · Condominium · 77 years left
1,356 sqftS$1,270,000S$936 psf

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 years67 yearsS$1,549,030S$1,710,255S$1,884,632S$1,937,774
10 years62 yearsS$1,481,962S$1,806,504S$2,193,666S$2,319,122
20 years52 yearsS$1,305,598S$1,940,050S$2,860,727S$3,197,292

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.