homequant
apartment · 425317

Meridian 38

Project page · Freehold

Indicative value range
S$1,833,999 – S$1,843,978
Indicative mid S$1,840,000 · S$1,598 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Valued at 1,152 sqft, typical for Meridian 38. 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
Aug 2026Meridian 3801-051,152 sqftS$1,840,000S$1,598 psf×1.000S$1,598 psf
May 2026Meridian 3801-051,152 sqftS$1,828,000S$1,587 psf×1.000S$1,587 psf
Jan 2026Meridian 3801-051,152 sqftS$1,850,000S$1,606 psf×0.999S$1,604 psf

How accurate is this estimate for Meridian 38?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Meridian 38 since.

Median error
6.7%

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

A thin test: 4 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.

2.28% gross yield

S$42,000 of rent a year against the estimate above · 0.72 points below flats like it

Leases signed here within a quarter of this size run about S$3,500 a month, the middle of 2 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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
Q2 20262000-2100 sqft4Non-landed PropertiesS$5,500
Q2 2026700-800 sqft2Non-landed PropertiesS$2,500
Q1 2026800-900 sqft2Non-landed PropertiesS$3,900
Q1 20261100-1200 sqft3Non-landed PropertiesS$3,000
Q4 20251100-1200 sqft3Non-landed PropertiesS$4,000
Q3 20251100-1200 sqft3Non-landed PropertiesS$4,800
Q4 2024700-800 sqft2Non-landed PropertiesS$2,300
Q3 20241100-1200 sqft3Non-landed PropertiesS$3,200

median of 2 URA rental contracts at Meridian 38 within a quarter of 107 sqm, since 2025Q4.

Buying or selling at S$1,840,000?

Buying: Stamp duty on S$1,840,000 · Cash and CPF needed on S$1,840,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,840,000.

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

Primary schools near 38 Lorong M Telok Kurau

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
Aug 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,840,000S$1,598 psf
May 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,828,000S$1,587 psf
Jan 2026
Meridian 38 · 01-05 · Apartment
1,152 sqftS$1,850,000S$1,606 psf
Oct 2025
Meridian 38 · 01-05 · Apartment
743 sqftS$1,050,000S$1,414 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.