Blk 588A Montreal Dr
Project page · 99-year lease from 2002
Based on 4 sales in this block, last 12 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 588A | 04 TO 06 | 110 sqm | S$605,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Apr 2026 | Blk 588A | 07 TO 09 | 110 sqm | S$630,888 | S$5,735 psm | ×1.000 | S$5,735 psm |
| Jan 2026 | Blk 588A | 10 TO 12 | 110 sqm | S$630,888 | S$5,735 psm | ×0.997 | S$5,718 psm |
| Dec 2025 | Blk 588A | 10 TO 12 | 110 sqm | S$608,888 | S$5,535 psm | ×0.996 | S$5,514 psm |
How accurate is this estimate for Montreal Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 23 sales in Montreal Dr since.
- Median error
- 1.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.41% gross yield
S$39,600 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 27 approvals in the last year.
In Sembawang, flats of this type with 70 to 79 years of lease left yield 6.39%, from 16 blocks.
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 rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 589D | 5 ROOM | S$3,500 |
| Sept 2026 | 588A | 5 ROOM | S$3,200 |
| Sept 2026 | 588C | 5 ROOM | S$2,900 |
| Aug 2026 | 588A | 5 ROOM | S$3,400 |
| Aug 2026 | 589C | 5 ROOM | S$3,200 |
| Aug 2026 | 588A | 5 ROOM | S$3,200 |
| Aug 2026 | 588A | 5 ROOM | S$3,100 |
| Aug 2026 | 589C | 5 ROOM | S$1,500 |
median of 27 HDB rental approvals for 5 ROOM on Montreal Dr since 2025-10.
Buying or selling at S$617,762?
Buying: Stamp duty on S$617,762 · Cash and CPF needed on S$617,762 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$617,762.
Each opens with this figure filled in; change anything there.
Primary schools near 588a Montreal Dr
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
- Wellington Primary School · 324 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 942 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Canberra Primary School · 1,047 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Northoaks Primary School · 1,413 m · no 2025 Phase 2C ballot
- Chongfu School · 1,892 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ahmad Ibrahim Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yishun Primary School · 1,980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 588A · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$605,000 | S$5,500 psm |
| Apr 2026 | Blk 588A · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$630,888 | S$5,735 psm |
| Jan 2026 | Blk 588A · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$630,888 | S$5,735 psm |
| Dec 2025 | Blk 588A · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$608,888 | S$5,535 psm |
| Jul 2025 | Blk 588A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$640,000 | S$5,818 psm |
| May 2025 | Blk 588A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$605,000 | S$5,500 psm |
| Aug 2024 | Blk 588A · 5 ROOM · 07 TO 09 · Improved · 77 years left | 110 sqm | S$622,888 | S$5,663 psm |
| Apr 2024 | Blk 588A · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$540,000 | S$4,909 psm |
| Nov 2022 | Blk 588A · 5 ROOM · 10 TO 12 · Improved · 79 years left | 110 sqm | S$565,000 | S$5,136 psm |
| Oct 2022 | Blk 588A · 5 ROOM · 04 TO 06 · Improved · 79 years left | 110 sqm | S$535,000 | S$4,864 psm |
Showing 10 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 588A · 5 ROOM | S$3,200 | — |
| Aug 2026 | Blk 588A · 5 ROOM | S$3,400 | — |
| Aug 2026 | Blk 588A · 5 ROOM | S$3,200 | — |
| Aug 2026 | Blk 588A · 5 ROOM | S$3,100 | — |
| Jun 2026 | Blk 588A · 5 ROOM | S$3,400 | — |
| Jun 2026 | Blk 588A · 5 ROOM | S$3,200 | — |
| Feb 2026 | Blk 588A · 5 ROOM | S$3,300 | — |
| Feb 2026 | Blk 588A · 5 ROOM | S$3,300 | — |
| Oct 2025 | Blk 588A · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 588A · 5 ROOM | S$1,700 | — |
| Jul 2025 | Blk 588A · 5 ROOM | S$3,300 | — |
| May 2025 | Blk 588A · 5 ROOM | S$3,000 | — |
| May 2025 | Blk 588A · 5 ROOM | S$1,750 | — |
| Jan 2025 | Blk 588A · 5 ROOM | S$3,250 | — |
| Sept 2024 | Blk 588A · 5 ROOM | S$3,000 | — |
| Aug 2024 | Blk 588A · 5 ROOM | S$3,200 | — |
| Aug 2024 | Blk 588A · 5 ROOM | S$2,800 | — |
| Jul 2024 | Blk 588A · 5 ROOM | S$3,300 | — |
| Jul 2024 | Blk 588A · 5 ROOM | S$3,100 | — |
| Jul 2024 | Blk 588A · 5 ROOM | S$2,800 | — |
| Jun 2024 | Blk 588A · 5 ROOM | S$3,200 | — |
| Aug 2023 | Blk 588A · 5 ROOM | S$3,400 | — |
| Jun 2023 | Blk 588A · 5 ROOM | S$1,750 | — |
| Apr 2023 | Blk 588A · 5 ROOM | S$2,200 | — |
| Mar 2023 | Blk 588A · 5 ROOM | S$3,600 | — |
| Oct 2022 | Blk 588A · 5 ROOM | S$1,500 | — |
| Aug 2022 | Blk 588A · 5 ROOM | S$2,000 | — |
| Jul 2022 | Blk 588A · 5 ROOM | S$3,088 | — |
| Jul 2022 | Blk 588A · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 588A · 5 ROOM | S$1,900 | — |
| May 2022 | Blk 588A · 5 ROOM | S$2,100 | — |
| May 2022 | Blk 588A · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 588A · 5 ROOM | S$1,900 | — |
| Oct 2021 | Blk 588A · 5 ROOM | S$1,850 | — |
| Sept 2021 | Blk 588A · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 588A · 5 ROOM | S$2,200 | — |
| Apr 2021 | Blk 588A · 5 ROOM | S$1,900 | — |
| Apr 2021 | Blk 588A · 5 ROOM | S$1,700 | — |
| Apr 2021 | Blk 588A · 5 ROOM | S$1,650 | — |
| Jan 2021 | Blk 588A · 5 ROOM | S$1,900 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 74 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 69 years | S$592,624 | S$654,305 | S$708,625 | S$721,018 |
| 10 years | 64 years | S$574,121 | S$699,850 | S$820,876 | S$849,839 |
| 20 years | 54 years | S$528,759 | S$785,709 | S$1,080,951 | S$1,158,577 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.