Blk 589B Montreal Dr
Project page · 99-year lease from 2002
Based on 9 sales in this street, last 12 months. Search widened 1 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 589D | 07 TO 09 | 90 sqm | S$560,000 | S$6,222 psm | ×1.000 | S$6,222 psm |
| Aug 2026 | Blk 589C | 10 TO 12 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Mar 2026 | Blk 589C | 10 TO 12 | 90 sqm | S$556,688 | S$6,185 psm | ×0.997 | S$6,167 psm |
| Feb 2026 | Blk 504D | 07 TO 09 | 91 sqm | S$548,000 | S$6,022 psm | ×0.997 | S$6,004 psm |
| Feb 2026 | Blk 504B | 07 TO 09 | 91 sqm | S$528,000 | S$5,802 psm | ×0.997 | S$5,785 psm |
| Dec 2025 | Blk 504B | 13 TO 15 | 90 sqm | S$562,000 | S$6,244 psm | ×0.996 | S$6,220 psm |
| Nov 2025 | Blk 589C | 07 TO 09 | 90 sqm | S$548,000 | S$6,089 psm | ×0.996 | S$6,065 psm |
| Nov 2025 | Blk 589D | 07 TO 09 | 90 sqm | S$557,000 | S$6,189 psm | ×0.996 | S$6,165 psm |
| Nov 2025 | Blk 589D | 01 TO 03 | 90 sqm | S$540,000 | S$6,000 psm | ×0.996 | S$5,976 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.
6.98% gross yield
S$36,000 of rent a year against the estimate above · 0.78 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 |
|---|---|---|---|
| Jul 2026 | 504D | 4 ROOM | S$3,250 |
| Jul 2026 | 589D | 4 ROOM | S$3,100 |
| May 2026 | 589B | 4 ROOM | S$3,200 |
| Mar 2026 | 589D | 4 ROOM | S$3,150 |
| Mar 2026 | 589D | 4 ROOM | S$3,100 |
| Mar 2026 | 589B | 4 ROOM | S$3,000 |
| Mar 2026 | 589A | 4 ROOM | S$2,700 |
| Feb 2026 | 589B | 4 ROOM | S$3,000 |
median of 15 HDB rental approvals for 4 ROOM on Montreal Dr since 2025-10.
Buying or selling at S$515,522?
Buying: Stamp duty on S$515,522 · Cash and CPF needed on S$515,522 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$515,522.
Each opens with this figure filled in; change anything there.
Primary schools near 589b 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 · 344 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Canberra Primary School · 1,023 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Northoaks Primary School · 1,427 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,849 m · no 2025 Phase 2C ballot
- Chongfu School · 1,864 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yishun Primary School · 1,925 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 589B · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$586,000 | S$5,327 psm |
| Oct 2025 | Blk 589B · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$636,000 | S$5,782 psm |
| Jun 2025 | Blk 589B · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Jan 2025 | Blk 589B · 4 ROOM · 04 TO 06 · Model A2 · 77 years left | 85 sqm | S$515,000 | S$6,059 psm |
| Oct 2024 | Blk 589B · 4 ROOM · 13 TO 15 · Model A2 · 77 years left | 85 sqm | S$535,000 | S$6,294 psm |
| Sept 2024 | Blk 589B · 4 ROOM · 01 TO 03 · Model A2 · 77 years left | 86 sqm | S$505,000 | S$5,872 psm |
| Jun 2024 | Blk 589B · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$595,000 | S$5,409 psm |
| May 2024 | Blk 589B · 4 ROOM · 07 TO 09 · Model A2 · 78 years left | 86 sqm | S$505,888 | S$5,882 psm |
| Nov 2023 | Blk 589B · 4 ROOM · 13 TO 15 · Model A2 · 78 years left | 85 sqm | S$500,000 | S$5,882 psm |
| Jul 2023 | Blk 589B · 4 ROOM · 13 TO 15 · Model A2 · 79 years left | 85 sqm | S$480,000 | S$5,647 psm |
| Nov 2022 | Blk 589B · 4 ROOM · 10 TO 12 · Model A2 · 79 years left | 85 sqm | S$463,000 | S$5,447 psm |
| Oct 2022 | Blk 589B · 4 ROOM · 13 TO 15 · Model A2 · 79 years left | 85 sqm | S$503,888 | S$5,928 psm |
| Dec 2021 | Blk 589B · 4 ROOM · 07 TO 09 · Model A2 · 80 years left | 85 sqm | S$430,000 | S$5,059 psm |
| Oct 2021 | Blk 589B · 4 ROOM · 13 TO 15 · Model A2 · 80 years left | 85 sqm | S$410,000 | S$4,824 psm |
Showing 14 of 87.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 589B · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 589B · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 589B · 4 ROOM | S$3,000 | — |
| Dec 2025 | Blk 589B · 4 ROOM | S$2,500 | — |
| Nov 2025 | Blk 589B · 4 ROOM | S$2,900 | — |
| May 2025 | Blk 589B · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 589B · 4 ROOM | S$2,800 | — |
| Dec 2023 | Blk 589B · 4 ROOM | S$2,500 | — |
| Oct 2023 | Blk 589B · 4 ROOM | S$2,900 | — |
| Aug 2023 | Blk 589B · 5 ROOM | S$3,200 | — |
| Apr 2023 | Blk 589B · 4 ROOM | S$1,600 | — |
| Mar 2023 | Blk 589B · 4 ROOM | S$3,350 | — |
| Mar 2023 | Blk 589B · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 589B · 4 ROOM | S$2,300 | — |
| Apr 2022 | Blk 589B · 4 ROOM | S$2,750 | — |
| Dec 2021 | Blk 589B · 4 ROOM | S$1,850 | — |
| Oct 2021 | Blk 589B · 4 ROOM | S$1,750 | — |
| Aug 2021 | Blk 589B · 5 ROOM | S$2,600 | — |
| Jul 2021 | Blk 589B · 4 ROOM | S$1,850 | — |
| May 2021 | Blk 589B · 4 ROOM | S$1,600 | — |
| Apr 2021 | Blk 589B · 4 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$494,545 | S$546,017 | S$591,347 | S$601,689 |
| 10 years | 64 years | S$479,104 | S$584,025 | S$685,021 | S$709,191 |
| 20 years | 54 years | S$441,250 | S$655,674 | S$902,054 | S$966,832 |
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.