Blk 588B Montreal Dr
Project page · 99-year lease from 2002
Based on 8 sales in this street, last 24 months. Search widened 2 of 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 504A | 10 TO 12 | 130 sqm | S$815,000 | S$6,269 psm | ×1.000 | S$6,269 psm |
| Aug 2025 | Blk 588B | 07 TO 09 | 125 sqm | S$805,000 | S$6,440 psm | ×0.996 | S$6,412 psm |
| Aug 2025 | Blk 588B | 10 TO 12 | 125 sqm | S$750,000 | S$6,000 psm | ×0.996 | S$5,973 psm |
| Aug 2025 | Blk 588B | 07 TO 09 | 125 sqm | S$783,000 | S$6,264 psm | ×0.996 | S$6,236 psm |
| Jul 2025 | Blk 588B | 04 TO 06 | 125 sqm | S$710,000 | S$5,680 psm | ×0.996 | S$5,655 psm |
| Apr 2025 | Blk 588B | 07 TO 09 | 125 sqm | S$800,000 | S$6,400 psm | ×1.000 | S$6,397 psm |
| Mar 2025 | Blk 588B | 04 TO 06 | 125 sqm | S$735,000 | S$5,880 psm | ×1.009 | S$5,933 psm |
| Nov 2024 | Blk 504A | 13 TO 15 | 130 sqm | S$818,000 | S$6,292 psm | ×1.025 | S$6,448 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.
5.37% gross yield
S$42,000 of rent a year against the estimate above · 0.43 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 blocks. This town has too few such blocks to measure on its own.
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 | 504A | EXECUTIVE | S$3,550 |
| Jul 2026 | 504A | EXECUTIVE | S$3,400 |
| Jun 2026 | 504A | EXECUTIVE | S$3,600 |
| Jun 2026 | 504A | EXECUTIVE | S$3,500 |
| Mar 2026 | 504A | EXECUTIVE | S$3,600 |
| Feb 2026 | 504A | EXECUTIVE | S$3,500 |
| Jan 2026 | 504A | EXECUTIVE | S$3,300 |
| Dec 2025 | 588B | EXECUTIVE | S$3,500 |
median of 10 HDB rental approvals for EXECUTIVE on Montreal Dr since 2025-10.
Buying or selling at S$781,598?
Buying: Stamp duty on S$781,598 · Cash and CPF needed on S$781,598 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$781,598.
Each opens with this figure filled in; change anything there.
Primary schools near 588b 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 · 262 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 645 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 879 m · no 2025 Phase 2C ballot
- Canberra Primary School · 982 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,351 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongfu School · 1,948 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2025 | Blk 588B · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 125 sqm | S$783,000 | S$6,264 psm |
| Aug 2025 | Blk 588B · EXECUTIVE · 10 TO 12 · Apartment · 76 years left | 125 sqm | S$750,000 | S$6,000 psm |
| Aug 2025 | Blk 588B · EXECUTIVE · 07 TO 09 · Apartment · 76 years left | 125 sqm | S$805,000 | S$6,440 psm |
| Jul 2025 | Blk 588B · EXECUTIVE · 04 TO 06 · Apartment · 76 years left | 125 sqm | S$710,000 | S$5,680 psm |
| Apr 2025 | Blk 588B · EXECUTIVE · 07 TO 09 · Apartment · 77 years left | 125 sqm | S$800,000 | S$6,400 psm |
| Mar 2025 | Blk 588B · EXECUTIVE · 04 TO 06 · Apartment · 77 years left | 125 sqm | S$735,000 | S$5,880 psm |
| Sept 2024 | Blk 588B · EXECUTIVE · 10 TO 12 · Apartment · 77 years left | 125 sqm | S$830,000 | S$6,640 psm |
| Sept 2022 | Blk 588B · EXECUTIVE · 10 TO 12 · Apartment · 79 years left excluded: outlier | 125 sqm | S$735,000 | S$5,880 psm |
| Feb 2022 | Blk 588B · EXECUTIVE · 10 TO 12 · Apartment · 80 years left | 125 sqm | S$608,888 | S$4,871 psm |
Showing 9 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 588B · EXECUTIVE | S$3,500 | — |
| Sept 2025 | Blk 588B · EXECUTIVE | S$3,000 | — |
| Aug 2025 | Blk 588B · EXECUTIVE | S$4,000 | — |
| Jul 2025 | Blk 588B · EXECUTIVE | S$3,500 | — |
| Jul 2025 | Blk 588B · EXECUTIVE | S$3,000 | — |
| Jun 2025 | Blk 588B · EXECUTIVE | S$3,800 | — |
| Jun 2025 | Blk 588B · EXECUTIVE | S$3,700 | — |
| May 2025 | Blk 588B · EXECUTIVE | S$3,900 | — |
| May 2025 | Blk 588B · EXECUTIVE | S$3,800 | — |
| Apr 2025 | Blk 588B · EXECUTIVE | S$4,000 | — |
| Nov 2024 | Blk 588B · EXECUTIVE | S$3,850 | — |
| Jul 2024 | Blk 588B · EXECUTIVE | S$3,700 | — |
| Oct 2023 | Blk 588B · EXECUTIVE | S$3,700 | — |
| Sept 2023 | Blk 588B · EXECUTIVE | S$3,700 | — |
| Jun 2023 | Blk 588B · EXECUTIVE | S$3,800 | — |
| Mar 2023 | Blk 588B · EXECUTIVE | S$4,000 | — |
| Mar 2023 | Blk 588B · EXECUTIVE | S$3,800 | — |
| Nov 2022 | Blk 588B · EXECUTIVE | S$2,800 | — |
| Oct 2022 | Blk 588B · EXECUTIVE | S$2,200 | — |
| Feb 2022 | Blk 588B · EXECUTIVE | S$2,300 | — |
| Nov 2021 | Blk 588B · EXECUTIVE | S$2,500 | — |
| Oct 2021 | Blk 588B · EXECUTIVE | S$2,300 | — |
| Aug 2021 | Blk 588B · EXECUTIVE | S$2,000 | — |
| Jun 2021 | Blk 588B · EXECUTIVE | S$2,300 | — |
| Feb 2021 | Blk 588B · EXECUTIVE | S$2,200 | — |
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$749,793 | S$827,832 | S$896,558 | S$912,238 |
| 10 years | 64 years | S$726,382 | S$885,456 | S$1,038,578 | S$1,075,223 |
| 20 years | 54 years | S$668,990 | S$994,085 | S$1,367,628 | S$1,465,840 |
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.