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apartment · 239639

The Morningside

Project page · Freehold

Indicative value range
S$5,250,764 – S$5,357,251
Indicative mid S$5,306,650 · S$2,201 psf

Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 2,411 sqft, typical for The Morningside. Enter your size and floor below for your own range.

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jul 2026The Morningside16-202,411 sqftS$5,288,000S$2,193 psf×1.000S$2,193 psf
Oct 2025The Morningside16-202,411 sqftS$5,200,000S$2,157 psf×1.024S$2,209 psf
Aug 2025The Morningside06-101,776 sqftS$3,830,000S$2,156 psf×0.988S$2,131 psf
Feb 2025The Morningside06-101,776 sqftS$3,880,000S$2,185 psf×1.035S$2,262 psf

How accurate is this estimate for The Morningside?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in The Morningside since.

Median error
13.9%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.31% gross yield

S$122,700 of rent a year against the estimate above · 0.32 points below flats like it

Leases signed here within a quarter of this size run about S$10,225 a month, the middle of 14 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

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 20262400-2500 sqft3Non-landed PropertiesS$10,500
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,500
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,350
Q3 20262400-2500 sqft3Non-landed PropertiesS$10,000
Q3 20261700-1800 sqft3Non-landed PropertiesS$8,800
Q3 20261700-1800 sqft3Non-landed PropertiesS$8,800
Q3 20262700-2800 sqft4Non-landed PropertiesS$8,500
Q3 20261700-1800 sqft3Non-landed PropertiesS$7,800

median of 14 URA rental contracts at The Morningside within a quarter of 224 sqm, since 2025Q4.

Buying or selling at S$5,306,650?

Buying: Stamp duty on S$5,306,650 · Cash and CPF needed on S$5,306,650 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,306,650.

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

Primary schools near 1 Jalan Kuala

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 2026
The Morningside · 16-20 · Apartment
2,411 sqftS$5,288,000S$2,193 psf
Jul 2026
The Morningside · 11-15 · Apartment
1,302 sqftS$3,088,000S$2,371 psf
Oct 2025
The Morningside · 16-20 · Apartment
2,411 sqftS$5,200,000S$2,157 psf
Aug 2025
The Morningside · 06-10 · Apartment
1,776 sqftS$3,830,000S$2,156 psf
Feb 2025
The Morningside · 06-10 · Apartment
1,776 sqftS$3,880,000S$2,185 psf
Nov 2023
The Morningside · 16-20 · Apartment
2,411 sqftS$5,200,000S$2,157 psf
Apr 2023
The Morningside · 21-25 · Apartment
3,520 sqftS$6,280,000S$1,784 psf
Nov 2022
The Morningside · 21-25 · Apartment
2,411 sqftS$5,000,000S$2,074 psf
Aug 2022
The Morningside · 16-20 · Apartment
2,799 sqftS$5,500,000S$1,965 psf
Mar 2022
The Morningside · 11-15 · Apartment
1,776 sqftS$3,480,000S$1,959 psf
Nov 2021
The Morningside · 06-10 · Apartment
1,722 sqftS$3,430,000S$1,992 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.