Blk 589D 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 589D | 07 TO 09 | 90 sqm | S$560,000 | S$6,222 psm | ×1.000 | S$6,222 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.
6.49% gross yield
S$36,000 of rent a year against the estimate above · 0.29 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$554,811?
Buying: Stamp duty on S$554,811 · Cash and CPF needed on S$554,811 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$554,811.
Each opens with this figure filled in; change anything there.
Primary schools near 589d 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 · 249 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sembawang Primary School · 541 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 840 m · no 2025 Phase 2C ballot
- Canberra Primary School · 900 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Northoaks Primary School · 1,314 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Chongfu School · 1,971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yishun Primary School · 1,999 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 589D · 4 ROOM · 04 TO 06 · Model A · 75 years left excluded: outlier | 90 sqm | S$510,000 | S$5,667 psm |
| Sept 2026 | Blk 589D · 4 ROOM · 07 TO 09 · Model A · 75 years left | 90 sqm | S$560,000 | S$6,222 psm |
| Nov 2025 | Blk 589D · 4 ROOM · 01 TO 03 · Model A · 76 years left | 90 sqm | S$540,000 | S$6,000 psm |
| Nov 2025 | Blk 589D · 4 ROOM · 07 TO 09 · Model A · 76 years left | 90 sqm | S$557,000 | S$6,189 psm |
| Jan 2025 | Blk 589D · 4 ROOM · 07 TO 09 · Model A · 77 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Feb 2024 | Blk 589D · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$588,000 | S$5,345 psm |
| Feb 2024 | Blk 589D · 4 ROOM · 10 TO 12 · Model A · 78 years left | 90 sqm | S$510,000 | S$5,667 psm |
| Nov 2023 | Blk 589D · 5 ROOM · 04 TO 06 · Improved · 78 years left excluded: outlier | 110 sqm | S$520,000 | S$4,727 psm |
| May 2023 | Blk 589D · 4 ROOM · 10 TO 12 · Model A · 79 years left | 91 sqm | S$472,000 | S$5,187 psm |
| Sept 2022 | Blk 589D · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$470,000 | S$5,222 psm |
| Jun 2022 | Blk 589D · 4 ROOM · 10 TO 12 · Model A · 80 years left | 91 sqm | S$458,000 | S$5,033 psm |
Showing 11 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 589D · 5 ROOM | S$3,500 | — |
| Jul 2026 | Blk 589D · 4 ROOM | S$3,100 | — |
| Mar 2026 | Blk 589D · 4 ROOM | S$3,150 | — |
| Mar 2026 | Blk 589D · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 589D · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 589D · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 589D · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 589D · 4 ROOM | S$3,100 | — |
| Jul 2025 | Blk 589D · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 589D · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 589D · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 589D · 4 ROOM | S$2,500 | — |
| Feb 2025 | Blk 589D · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 589D · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 589D · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 589D · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 589D · 4 ROOM | S$3,100 | — |
| Dec 2023 | Blk 589D · 5 ROOM | S$3,400 | — |
| Oct 2023 | Blk 589D · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 589D · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 589D · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 589D · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 589D · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 589D · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 589D · 4 ROOM | S$2,400 | — |
| Apr 2022 | Blk 589D · 4 ROOM | S$1,850 | — |
| Mar 2022 | Blk 589D · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 589D · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 589D · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 589D · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 589D · 4 ROOM | S$1,850 | — |
| Feb 2021 | Blk 589D · 4 ROOM | S$1,800 | — |
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$523,602 | S$578,099 | S$626,092 | S$637,042 |
| 10 years | 65 years | S$502,295 | S$612,295 | S$718,179 | S$743,519 |
| 20 years | 55 years | S$469,481 | S$697,625 | S$959,768 | S$1,028,691 |
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.