homequant
executive condominium · 828619

Piermont Grand

Project page · 99-year lease from 2018

Indicative value range
S$2,173,036 – S$2,337,633
Indicative mid S$2,241,494 · S$1,640 psf

Based on 126 sales in projects within 1 km, last 24 months. Search widened 3 of 4 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Oct 2026A Treasure Trove · 555 m06-101,044 sqftS$1,800,000S$1,724 psf×1.000S$1,724 psf
Sept 2026A Treasure Trove · 555 m01-051,130 sqftS$1,880,000S$1,663 psf×1.000S$1,663 psf
Sept 2026A Treasure Trove · 555 m06-101,044 sqftS$1,760,000S$1,686 psf×1.000S$1,686 psf
Aug 2026A Treasure Trove · 555 m01-051,270 sqftS$2,000,000S$1,575 psf×1.000S$1,575 psf
Aug 2026A Treasure Trove · 555 m06-101,044 sqftS$1,782,000S$1,707 psf×1.000S$1,707 psf
Aug 2026Twin Waterfalls · 927 m01-051,109 sqftS$1,700,000S$1,533 psf×1.000S$1,533 psf
Aug 2026Twin Waterfalls · 927 m16-201,765 sqftS$1,980,000S$1,122 psf×1.000S$1,122 psf
Aug 2026Twin Waterfalls · 927 m11-151,087 sqftS$1,735,000S$1,596 psf×1.000S$1,596 psf
Aug 2026Twin Waterfalls · 927 m06-101,001 sqftS$1,620,000S$1,618 psf×1.000S$1,618 psf
Aug 2026Watertown · 643 m06-101,356 sqftS$3,028,888S$2,233 psf×1.000S$2,233 psf
Jul 2026A Treasure Trove · 555 m01-051,044 sqftS$1,760,000S$1,686 psf×1.000S$1,686 psf
Jul 2026A Treasure Trove · 555 m06-101,206 sqftS$2,130,000S$1,767 psf×1.000S$1,767 psf
Jul 2026A Treasure Trove · 555 m11-151,044 sqftS$1,815,000S$1,738 psf×1.000S$1,738 psf
Jul 2026A Treasure Trove · 555 m01-051,206 sqftS$1,950,000S$1,618 psf×1.000S$1,618 psf
Jun 2026Twin Waterfalls · 927 m06-101,238 sqftS$2,000,000S$1,616 psf×1.000S$1,616 psf
Jun 2026Twin Waterfalls · 927 m06-101,119 sqftS$1,760,000S$1,572 psf×1.000S$1,572 psf
May 2026A Treasure Trove · 555 m01-051,044 sqftS$1,730,191S$1,657 psf×1.000S$1,657 psf
May 2026A Treasure Trove · 555 m06-101,044 sqftS$1,795,000S$1,719 psf×1.000S$1,719 psf
May 2026A Treasure Trove · 555 m06-101,044 sqftS$1,770,000S$1,695 psf×1.000S$1,695 psf
May 2026Twin Waterfalls · 927 m11-151,378 sqftS$2,300,000S$1,669 psf×1.000S$1,669 psf
May 2026Twin Waterfalls · 927 m06-101,087 sqftS$1,728,000S$1,589 psf×1.000S$1,589 psf
May 2026Twin Waterfalls · 927 m06-101,087 sqftS$1,730,000S$1,591 psf×1.000S$1,591 psf
May 2026Twin Waterfalls · 927 m11-151,238 sqftS$2,060,000S$1,664 psf×1.000S$1,664 psf
May 2026Twin Waterfalls · 927 m11-151,087 sqftS$1,700,000S$1,564 psf×1.000S$1,564 psf
Apr 2026A Treasure Trove · 555 m06-101,206 sqftS$2,000,000S$1,659 psf×1.000S$1,659 psf
Apr 2026A Treasure Trove · 555 m06-101,044 sqftS$1,748,000S$1,674 psf×1.000S$1,674 psf
Apr 2026A Treasure Trove · 555 m06-101,206 sqftS$2,068,000S$1,715 psf×1.000S$1,715 psf
Apr 2026Twin Waterfalls · 927 m06-101,087 sqftS$1,695,000S$1,559 psf×1.000S$1,559 psf
Apr 2026Twin Waterfalls · 927 m06-101,109 sqftS$1,728,000S$1,559 psf×1.000S$1,559 psf
Apr 2026Watertown · 643 m06-101,367 sqftS$2,890,000S$2,114 psf×1.000S$2,114 psf
Mar 2026A Treasure Trove · 555 m06-101,206 sqftS$1,990,000S$1,651 psf×0.999S$1,649 psf
Mar 2026Twin Waterfalls · 927 m16-201,615 sqftS$1,888,000S$1,169 psf×0.999S$1,168 psf
Mar 2026Twin Waterfalls · 927 m11-151,109 sqftS$1,760,000S$1,587 psf×0.999S$1,586 psf
Mar 2026Twin Waterfalls · 927 m01-051,119 sqftS$1,700,888S$1,519 psf×0.999S$1,518 psf
Feb 2026A Treasure Trove · 555 m06-101,206 sqftS$1,968,000S$1,632 psf×0.999S$1,631 psf
Feb 2026A Treasure Trove · 555 m11-151,044 sqftS$1,750,000S$1,676 psf×0.999S$1,674 psf
Feb 2026Twin Waterfalls · 927 m06-101,001 sqftS$1,650,000S$1,648 psf×0.999S$1,646 psf
Feb 2026Watertown · 643 m06-101,367 sqftS$3,000,000S$2,195 psf×0.999S$2,192 psf
Feb 2026Watertown · 643 m11-151,109 sqftS$2,408,888S$2,173 psf×0.999S$2,170 psf
Feb 2026Watertown · 643 m11-151,356 sqftS$2,860,000S$2,109 psf×0.999S$2,106 psf
Jan 2026A Treasure Trove · 555 m06-101,044 sqftS$1,785,000S$1,710 psf×0.999S$1,708 psf
Jan 2026A Treasure Trove · 555 m11-151,206 sqftS$1,980,000S$1,642 psf×0.999S$1,641 psf
Jan 2026A Treasure Trove · 555 m01-051,130 sqftS$1,800,000S$1,593 psf×0.999S$1,591 psf
Jan 2026Twin Waterfalls · 927 m16-201,001 sqftS$1,595,000S$1,593 psf×0.999S$1,592 psf
Jan 2026Twin Waterfalls · 927 m06-101,109 sqftS$1,705,000S$1,538 psf×0.999S$1,536 psf
Jan 2026Watertown · 643 m06-101,216 sqftS$2,480,000S$2,039 psf×0.999S$2,037 psf
Dec 2025A Treasure Trove · 555 m11-151,044 sqftS$1,750,000S$1,676 psf×1.021S$1,711 psf
Dec 2025A Treasure Trove · 555 m06-101,044 sqftS$1,730,000S$1,657 psf×1.021S$1,691 psf
Dec 2025Twin Waterfalls · 927 m06-101,378 sqftS$2,238,889S$1,625 psf×1.021S$1,659 psf
Dec 2025Twin Waterfalls · 927 m01-051,109 sqftS$1,630,000S$1,470 psf×1.021S$1,501 psf
Dec 2025Watertown · 643 m06-101,109 sqftS$2,180,000S$1,966 psf×1.021S$2,007 psf
Nov 2025Twin Waterfalls · 927 m01-051,087 sqftS$1,688,000S$1,553 psf×1.021S$1,585 psf
Nov 2025Twin Waterfalls · 927 m16-201,593 sqftS$1,940,000S$1,218 psf×1.021S$1,243 psf
Oct 2025A Treasure Trove · 555 m01-051,130 sqftS$1,810,000S$1,601 psf×1.021S$1,635 psf
Oct 2025Twin Waterfalls · 927 m11-151,109 sqftS$1,735,000S$1,565 psf×1.021S$1,597 psf
Oct 2025Twin Waterfalls · 927 m01-051,119 sqftS$1,688,888S$1,509 psf×1.021S$1,540 psf
Oct 2025Twin Waterfalls · 927 m06-101,238 sqftS$1,980,000S$1,600 psf×1.021S$1,633 psf
Sept 2025A Treasure Trove · 555 m01-051,044 sqftS$1,700,000S$1,628 psf×1.031S$1,678 psf
Sept 2025A Treasure Trove · 555 m11-151,206 sqftS$1,940,000S$1,609 psf×1.031S$1,659 psf
Sept 2025Twin Waterfalls · 927 m01-051,119 sqftS$1,710,000S$1,528 psf×1.031S$1,575 psf
Sept 2025Twin Waterfalls · 927 m01-051,119 sqftS$1,650,000S$1,474 psf×1.031S$1,519 psf
Sept 2025Twin Waterfalls · 927 m06-101,238 sqftS$2,000,000S$1,616 psf×1.031S$1,665 psf
Sept 2025Twin Waterfalls · 927 m01-051,238 sqftS$1,960,000S$1,583 psf×1.031S$1,632 psf
Sept 2025Watertown · 643 m01-051,216 sqftS$2,328,888S$1,915 psf×1.031S$1,974 psf
Sept 2025Watertown · 643 m11-151,055 sqftS$1,818,000S$1,723 psf×1.031S$1,777 psf
Aug 2025A Treasure Trove · 555 m01-051,206 sqftS$1,888,000S$1,566 psf×1.031S$1,614 psf
Aug 2025Twin Waterfalls · 927 m11-151,109 sqftS$1,700,000S$1,533 psf×1.031S$1,581 psf
Aug 2025Twin Waterfalls · 927 m01-051,507 sqftS$1,988,888S$1,320 psf×1.031S$1,360 psf
Aug 2025Twin Waterfalls · 927 m11-151,087 sqftS$1,739,988S$1,601 psf×1.031S$1,650 psf
Aug 2025Twin Waterfalls · 927 m11-151,119 sqftS$1,736,000S$1,551 psf×1.031S$1,599 psf
Aug 2025Watertown · 643 m11-151,216 sqftS$2,450,000S$2,014 psf×1.031S$2,076 psf
Aug 2025Watertown · 643 m06-101,109 sqftS$2,150,000S$1,939 psf×1.031S$1,999 psf
Jul 2025A Treasure Trove · 555 m11-151,206 sqftS$1,920,000S$1,593 psf×1.031S$1,642 psf
Jul 2025Twin Waterfalls · 927 m01-051,119 sqftS$1,680,000S$1,501 psf×1.031S$1,547 psf
Jul 2025Twin Waterfalls · 927 m06-101,109 sqftS$1,711,000S$1,543 psf×1.031S$1,591 psf
Jul 2025Twin Waterfalls · 927 m06-101,238 sqftS$1,968,000S$1,590 psf×1.031S$1,639 psf
Jul 2025Twin Waterfalls · 927 m11-151,119 sqftS$1,765,000S$1,577 psf×1.031S$1,625 psf
Jul 2025Watertown · 643 m01-051,356 sqftS$2,790,000S$2,057 psf×1.031S$2,121 psf
Jul 2025Watertown · 643 m01-051,119 sqftS$2,110,000S$1,885 psf×1.031S$1,943 psf
Jun 2025A Treasure Trove · 555 m06-101,206 sqftS$1,925,000S$1,597 psf×1.039S$1,659 psf
Jun 2025A Treasure Trove · 555 m11-151,044 sqftS$1,735,000S$1,662 psf×1.039S$1,727 psf
Jun 2025Twin Waterfalls · 927 m06-101,119 sqftS$1,739,999S$1,554 psf×1.039S$1,615 psf
Jun 2025Twin Waterfalls · 927 m06-101,238 sqftS$1,891,888S$1,528 psf×1.039S$1,588 psf
Jun 2025Watertown · 643 m11-151,109 sqftS$2,290,000S$2,066 psf×1.039S$2,146 psf
Jun 2025Watertown · 643 m06-101,195 sqftS$2,460,000S$2,059 psf×1.039S$2,139 psf
May 2025A Treasure Trove · 555 m06-101,206 sqftS$1,930,000S$1,601 psf×1.039S$1,664 psf
May 2025A Treasure Trove · 555 m01-051,399 sqftS$1,950,000S$1,394 psf×1.039S$1,448 psf
May 2025Twin Waterfalls · 927 m11-151,119 sqftS$1,730,000S$1,545 psf×1.039S$1,606 psf
May 2025Watertown · 643 m06-101,367 sqftS$2,880,000S$2,107 psf×1.039S$2,189 psf
Apr 2025A Treasure Trove · 555 m01-051,206 sqftS$1,910,000S$1,584 psf×1.039S$1,646 psf
Apr 2025A Treasure Trove · 555 m01-051,335 sqftS$2,200,000S$1,648 psf×1.039S$1,713 psf
Apr 2025Twin Waterfalls · 927 m06-101,119 sqftS$1,728,000S$1,544 psf×1.039S$1,604 psf
Apr 2025Watertown · 643 m01-051,130 sqftS$2,260,000S$2,000 psf×1.039S$2,078 psf
Apr 2025Watertown · 643 m01-05958 sqftS$1,690,000S$1,764 psf×1.039S$1,833 psf
Mar 2025A Treasure Trove · 555 m11-151,206 sqftS$1,880,000S$1,559 psf×1.050S$1,638 psf
Mar 2025Twin Waterfalls · 927 m06-101,001 sqftS$1,527,500S$1,526 psf×1.050S$1,603 psf
Mar 2025Twin Waterfalls · 927 m06-101,087 sqftS$1,670,000S$1,536 psf×1.050S$1,613 psf
Mar 2025Twin Waterfalls · 927 m01-051,238 sqftS$1,920,000S$1,551 psf×1.050S$1,629 psf
Mar 2025Twin Waterfalls · 927 m06-101,109 sqftS$1,688,000S$1,523 psf×1.050S$1,599 psf
Mar 2025Twin Waterfalls · 927 m11-151,087 sqftS$1,720,000S$1,582 psf×1.050S$1,662 psf
Mar 2025Watertown · 643 m11-151,281 sqftS$2,300,000S$1,796 psf×1.050S$1,886 psf
Feb 2025A Treasure Trove · 555 m06-101,044 sqftS$1,733,000S$1,660 psf×1.050S$1,743 psf
Feb 2025A Treasure Trove · 555 m01-051,206 sqftS$1,825,000S$1,514 psf×1.050S$1,590 psf
Feb 2025Twin Waterfalls · 927 m01-051,442 sqftS$1,758,800S$1,219 psf×1.050S$1,281 psf
Feb 2025Twin Waterfalls · 927 m11-151,119 sqftS$1,700,000S$1,519 psf×1.050S$1,595 psf
Feb 2025Watertown · 643 m06-101,367 sqftS$2,750,000S$2,012 psf×1.050S$2,113 psf
Jan 2025A Treasure Trove · 555 m11-151,206 sqftS$1,868,000S$1,549 psf×1.050S$1,628 psf
Jan 2025A Treasure Trove · 555 m01-051,206 sqftS$1,820,000S$1,510 psf×1.050S$1,586 psf
Jan 2025A Treasure Trove · 555 m01-051,044 sqftS$1,668,000S$1,598 psf×1.050S$1,678 psf
Jan 2025A Treasure Trove · 555 m06-101,130 sqftS$1,748,000S$1,547 psf×1.050S$1,625 psf
Jan 2025Twin Waterfalls · 927 m11-151,119 sqftS$1,660,000S$1,483 psf×1.050S$1,558 psf
Jan 2025Watertown · 643 m06-10958 sqftS$1,700,000S$1,775 psf×1.050S$1,864 psf
Dec 2024A Treasure Trove · 555 m01-051,206 sqftS$1,800,000S$1,493 psf×1.054S$1,573 psf
Dec 2024Twin Waterfalls · 927 m06-101,119 sqftS$1,668,888S$1,491 psf×1.054S$1,571 psf
Dec 2024Twin Waterfalls · 927 m01-051,001 sqftS$1,470,000S$1,468 psf×1.054S$1,547 psf
Dec 2024Twin Waterfalls · 927 m11-151,001 sqftS$1,488,000S$1,486 psf×1.054S$1,566 psf
Dec 2024Watertown · 643 m06-101,173 sqftS$2,180,000S$1,858 psf×1.054S$1,958 psf
Dec 2024Watertown · 643 m06-101,356 sqftS$2,700,000S$1,991 psf×1.054S$2,098 psf
Nov 2024A Treasure Trove · 555 m06-101,206 sqftS$1,820,000S$1,510 psf×1.054S$1,591 psf
Nov 2024A Treasure Trove · 555 m06-101,206 sqftS$1,900,000S$1,576 psf×1.054S$1,661 psf
Nov 2024A Treasure Trove · 555 m11-151,044 sqftS$1,690,000S$1,619 psf×1.054S$1,705 psf
Nov 2024A Treasure Trove · 555 m01-051,044 sqftS$1,648,888S$1,579 psf×1.054S$1,664 psf
Nov 2024A Treasure Trove · 555 m06-101,044 sqftS$1,688,888S$1,618 psf×1.054S$1,704 psf
Nov 2024A Treasure Trove · 555 m06-101,130 sqftS$1,750,000S$1,548 psf×1.054S$1,631 psf
Nov 2024Twin Waterfalls · 927 m06-101,109 sqftS$1,623,000S$1,464 psf×1.054S$1,542 psf
Nov 2024Twin Waterfalls · 927 m01-051,087 sqftS$1,599,000S$1,471 psf×1.054S$1,550 psf

How accurate is this estimate for Piermont Grand?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.10% gross yield

S$69,554 of rent a year against the estimate above · 0.29 points below flats like it

No lease here was signed at this size, so the rent comes from what the 1 leases at this project fetch per square foot, which is about S$5,796 a month at this size.

In outside the central region, leasehold flats with 90 to 99 years of lease left yield 3.39%, from 20 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 2026800-900 sqft3Executive CondominiumS$3,600
Q2 2025900-1000 sqft3Executive CondominiumS$4,200
Q1 2025900-1000 sqft3Executive CondominiumS$4,600
Q4 2024900-1000 sqft3Executive CondominiumS$4,600

1 URA rental contracts at Piermont Grand since 2025Q4, a median of S$4.24 psf a month on 127 sqm.

Buying or selling at S$2,241,494?

Buying: Stamp duty on S$2,241,494 · Cash and CPF needed on S$2,241,494 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,241,494.

Each opens with this figure filled in; change anything there.

Primary schools near 28 Sumang Walk

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2024
Piermont Grand · 16-20 · Executive Condominium · 93 years left
840 sqftS$1,300,000S$1,548 psf
Jun 2023
Piermont Grand · 01-05 · Executive Condominium · 94 years leftnew sale
1,335 sqftS$1,803,000S$1,351 psf
Dec 2022
Piermont Grand · 01-05 · Executive Condominium · 94 years leftnew sale
1,130 sqftS$1,526,000S$1,350 psf
Aug 2022
Piermont Grand · 06-10 · Executive Condominium · 94 years leftnew sale
840 sqftS$1,128,000S$1,344 psf
Jul 2022
Piermont Grand · 06-10 · Executive Condominium · 95 years leftnew sale
1,356 sqftS$1,760,000S$1,298 psf
Jun 2022
Piermont Grand · 01-05 · Executive Condominium · 95 years leftnew sale
1,012 sqftS$1,350,000S$1,334 psf
May 2022
Piermont Grand · 06-10 · Executive Condominium · 95 years leftnew sale
1,130 sqftS$1,468,800S$1,300 psf
Dec 2021
Piermont Grand · 06-10 · Executive Condominium · 95 years leftnew sale
1,507 sqftS$1,831,750S$1,216 psf
Dec 2021
Piermont Grand · 06-10 · Executive Condominium · 95 years leftnew sale
1,109 sqftS$1,441,600S$1,300 psf
Nov 2021
Piermont Grand · 11-15 · Executive Condominium · 95 years leftnew sale
1,507 sqftS$1,827,500S$1,213 psf
Nov 2021
Piermont Grand · 11-15 · Executive Condominium · 95 years leftnew sale
1,507 sqftS$1,739,100S$1,154 psf
Nov 2021
Piermont Grand · 01-05 · Executive Condominium · 95 years leftnew sale
1,507 sqftS$1,769,700S$1,174 psf
Oct 2021
Piermont Grand · 01-05 · Executive Condominium · 95 years leftnew sale
excluded: outlier
1,507 sqftS$1,684,700S$1,118 psf
Oct 2021
Piermont Grand · 01-05 · Executive Condominium · 95 years leftnew sale
excluded: outlier
1,507 sqftS$1,689,800S$1,121 psf
Oct 2021
Piermont Grand · 06-10 · Executive Condominium · 95 years leftnew sale
1,055 sqftS$1,300,500S$1,233 psf
See more

Showing 15 of 25.

Sale prices as filed in caveats.

Where the lease takes this

About 90 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years85 yearsS$2,051,007S$2,264,478S$2,495,364S$2,565,727
10 years80 yearsS$1,904,887S$2,322,046S$2,819,698S$2,980,956
20 years70 yearsS$1,657,502S$2,462,961S$3,631,791S$4,059,072

On a flat market the lease alone costs 26% over 20 years. Prices would need to rise about 1.52% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.