homequant
executive condominium · 659637

The Dew

Project page · 99-year lease from 2000

Indicative value range
S$1,536,250 – S$1,572,964
Indicative mid S$1,566,332 · S$1,193 psf

Based on 5 sales in this project, last 24 months. Search widened 2 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 Dew11-151,206 sqftS$1,500,000S$1,244 psf×0.999S$1,243 psf
Dec 2025The Dew01-051,432 sqftS$1,680,000S$1,174 psf×1.021S$1,198 psf
Oct 2025The Dew01-051,313 sqftS$1,495,000S$1,138 psf×1.021S$1,162 psf
Dec 2024The Dew01-051,313 sqftS$1,486,600S$1,132 psf×1.054S$1,193 psf
Nov 2024The Dew01-051,324 sqftS$1,470,000S$1,110 psf×1.054S$1,170 psf

How accurate is this estimate for The Dew?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in The Dew since.

Median error
4.3%

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

A thin test: 3 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.

3.29% gross yield

S$51,600 of rent a year against the estimate above · 0.06 points below flats like it

Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 24 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 sqft3Executive CondominiumS$5,000
Q3 20261200-1300 sqft3Executive CondominiumS$5,000
Q3 20261300-1400 sqft3Executive CondominiumS$4,900
Q3 20261300-1400 sqft3Executive CondominiumS$4,900
Q3 20261200-1300 sqft3Executive CondominiumS$4,300
Q3 20261200-1300 sqft3Executive CondominiumS$4,300
Q3 20261300-1400 sqft3Executive CondominiumS$4,300
Q3 20261200-1300 sqft3Executive CondominiumS$4,300

median of 24 URA rental contracts at The Dew within a quarter of 122 sqm, since 2025Q4.

Buying or selling at S$1,566,332?

Buying: Stamp duty on S$1,566,332 · Cash and CPF needed on S$1,566,332 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,566,332.

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

Primary schools near 32 Bukit Batok 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
Feb 2026
The Dew · 11-15 · Executive Condominium · 73 years left
1,206 sqftS$1,500,000S$1,244 psf
Dec 2025
The Dew · 01-05 · Executive Condominium · 73 years left
1,432 sqftS$1,680,000S$1,174 psf
Oct 2025
The Dew · 01-05 · Executive Condominium · 73 years left
1,313 sqftS$1,495,000S$1,138 psf
Dec 2024
The Dew · 01-05 · Executive Condominium · 74 years left
1,313 sqftS$1,486,600S$1,132 psf
Nov 2024
The Dew · 01-05 · Executive Condominium · 74 years left
1,324 sqftS$1,470,000S$1,110 psf
Jun 2024
The Dew · 11-15 · Executive Condominium · 75 years left
1,206 sqftS$1,370,000S$1,136 psf
May 2024
The Dew · 06-10 · Executive Condominium · 75 years left
1,313 sqftS$1,553,800S$1,183 psf
Oct 2023
The Dew · 11-15 · Executive Condominium · 75 years left
1,389 sqftS$1,588,000S$1,144 psf
Oct 2023
The Dew · 16-20 · Executive Condominium · 75 years left
2,336 sqftS$1,960,000S$839 psf
Sept 2023
The Dew · 06-10 · Executive Condominium · 75 years left
1,206 sqftS$1,227,000S$1,018 psf
Apr 2023
The Dew · 06-10 · Executive Condominium · 76 years left
1,206 sqftS$1,098,000S$911 psf
Sept 2022
The Dew · 11-15 · Executive Condominium · 76 years left
1,206 sqftS$1,200,000S$995 psf
Jun 2022
The Dew · 06-10 · Executive Condominium · 77 years left
1,313 sqftS$1,300,000S$990 psf
May 2022
The Dew · 11-15 · Executive Condominium · 77 years left
1,206 sqftS$1,250,000S$1,037 psf
Apr 2022
The Dew · 06-10 · Executive Condominium · 77 years left
1,389 sqftS$1,500,000S$1,080 psf
Apr 2022
The Dew · 11-15 · Executive Condominium · 77 years left
1,206 sqftS$1,230,000S$1,020 psf
Feb 2022
The Dew · 01-05 · Executive Condominium · 77 years left
1,313 sqftS$1,200,000S$914 psf
Jan 2022
The Dew · 06-10 · Executive Condominium · 77 years left
1,313 sqftS$1,250,000S$952 psf
Jan 2022
The Dew · 11-15 · Executive Condominium · 77 years left
1,206 sqftS$1,238,000S$1,027 psf
Nov 2021
The Dew · 11-15 · Executive Condominium · 77 years left
1,206 sqftS$1,100,000S$912 psf
See more

Showing 20 of 21.

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$1,531,395S$1,690,784S$1,863,177S$1,915,713
10 years62 yearsS$1,465,091S$1,785,938S$2,168,692S$2,292,720
20 years52 yearsS$1,290,735S$1,917,964S$2,828,159S$3,160,892

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.