Blk 588C Montreal Dr
Project page · 99-year lease from 2003
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 588C | 13 TO 15 | 110 sqm | S$610,000 | S$5,545 psm | ×1.000 | S$5,545 psm |
| Mar 2026 | Blk 588C | 04 TO 06 | 110 sqm | S$608,000 | S$5,527 psm | ×0.997 | S$5,511 psm |
| Nov 2025 | Blk 588C | 01 TO 03 | 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.
6.53% gross yield
S$39,600 of rent a year against the estimate above · 0.14 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$606,496?
Buying: Stamp duty on S$606,496 · Cash and CPF needed on S$606,496 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$606,496.
Each opens with this figure filled in; change anything there.
Primary schools near 588c 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 · 210 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 611 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 823 m · no 2025 Phase 2C ballot
- Canberra Primary School · 920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Northoaks Primary School · 1,295 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongfu School · 1,998 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 588C · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$610,000 | S$5,545 psm |
| Mar 2026 | Blk 588C · 5 ROOM · 04 TO 06 · Improved · 76 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Nov 2025 | Blk 588C · 5 ROOM · 01 TO 03 · Improved · 76 years left | 110 sqm | S$608,888 | S$5,535 psm |
| Jun 2025 | Blk 588C · 5 ROOM · 10 TO 12 · Improved · 77 years left | 110 sqm | S$628,888 | S$5,717 psm |
| May 2025 | Blk 588C · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$675,000 | S$6,136 psm |
| Sept 2023 | Blk 588C · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$578,000 | S$5,255 psm |
| Aug 2023 | Blk 588C · 5 ROOM · 04 TO 06 · Improved · 79 years left excluded: outlier | 110 sqm | S$515,000 | S$4,682 psm |
| Apr 2022 | Blk 588C · 5 ROOM · 13 TO 15 · Improved · 80 years left | 110 sqm | S$542,000 | S$4,927 psm |
| Dec 2021 | Blk 588C · 5 ROOM · 07 TO 09 · Improved · 80 years left | 110 sqm | S$500,000 | S$4,545 psm |
Showing 9 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 588C · 5 ROOM | S$2,900 | — |
| May 2026 | Blk 588C · 5 ROOM | S$2,900 | — |
| Jan 2026 | Blk 588C · 5 ROOM | S$3,500 | — |
| Jan 2026 | Blk 588C · 5 ROOM | S$3,100 | — |
| Dec 2025 | Blk 588C · 5 ROOM | S$3,300 | — |
| Nov 2025 | Blk 588C · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 588C · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 588C · 5 ROOM | S$2,700 | — |
| Jul 2025 | Blk 588C · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 588C · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 588C · 5 ROOM | S$3,200 | — |
| Jan 2025 | Blk 588C · 5 ROOM | S$3,200 | — |
| Jan 2025 | Blk 588C · 5 ROOM | S$2,800 | — |
| Sept 2024 | Blk 588C · 5 ROOM | S$2,700 | — |
| Aug 2024 | Blk 588C · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 588C · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 588C · 5 ROOM | S$2,400 | — |
| Dec 2023 | Blk 588C · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 588C · 5 ROOM | S$3,500 | — |
| Oct 2023 | Blk 588C · 5 ROOM | S$3,600 | — |
| Oct 2023 | Blk 588C · 5 ROOM | S$3,200 | — |
| Jul 2023 | Blk 588C · 5 ROOM | S$3,700 | — |
| Jun 2023 | Blk 588C · 5 ROOM | S$3,300 | — |
| May 2023 | Blk 588C · 5 ROOM | S$2,700 | — |
| Jan 2023 | Blk 588C · 5 ROOM | S$3,300 | — |
| Dec 2022 | Blk 588C · 5 ROOM | S$3,500 | — |
| Dec 2022 | Blk 588C · 5 ROOM | S$2,600 | — |
| Dec 2022 | Blk 588C · 5 ROOM | S$2,400 | — |
| Sept 2022 | Blk 588C · 5 ROOM | S$2,700 | — |
| Jun 2022 | Blk 588C · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 588C · 5 ROOM | S$1,850 | — |
| May 2022 | Blk 588C · 5 ROOM | S$2,450 | — |
| Apr 2022 | Blk 588C · 5 ROOM | S$1,900 | — |
| Feb 2022 | Blk 588C · 5 ROOM | S$3,200 | — |
| Oct 2021 | Blk 588C · 5 ROOM | S$1,900 | — |
| Sept 2021 | Blk 588C · 5 ROOM | S$1,850 | — |
| Jun 2021 | Blk 588C · 5 ROOM | S$2,200 | — |
| Jun 2021 | Blk 588C · 5 ROOM | S$1,700 | — |
| May 2021 | Blk 588C · 5 ROOM | S$2,450 | — |
| Mar 2021 | Blk 588C · 5 ROOM | S$1,900 | — |
| Feb 2021 | Blk 588C · 5 ROOM | S$1,800 | — |
| Jan 2021 | Blk 588C · 5 ROOM | S$2,400 | — |
| Jan 2021 | Blk 588C · 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 75 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 | 70 years | S$572,379 | S$631,953 | S$684,417 | S$696,387 |
| 10 years | 65 years | S$549,088 | S$669,335 | S$785,083 | S$812,784 |
| 20 years | 55 years | S$513,217 | S$762,613 | S$1,049,178 | S$1,124,521 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.