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apartment · 249185

M5

Project page · Freehold

Indicative value range
S$1,273,126 – S$1,331,155
Indicative mid S$1,304,527 · S$2,145 psf

Based on 12 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 608 sqft, typical for M5. 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
Jun 2026M506-10474 sqftS$920,000S$1,943 psf×1.000S$1,943 psf
Nov 2025M501-05753 sqftS$1,535,000S$2,037 psf×1.024S$2,086 psf
Oct 2025M506-10743 sqftS$1,566,300S$2,109 psf×1.024S$2,160 psf
Aug 2025M506-10441 sqftS$935,000S$2,119 psf×0.988S$2,094 psf
Mar 2025M511-15743 sqftS$1,590,000S$2,141 psf×1.035S$2,216 psf
Feb 2025M511-15753 sqftS$1,600,000S$2,124 psf×1.035S$2,198 psf
Jan 2025M506-10743 sqftS$1,548,000S$2,084 psf×1.035S$2,158 psf
Dec 2024M506-10753 sqftS$1,540,000S$2,044 psf×1.043S$2,132 psf
Dec 2024M506-10753 sqftS$1,578,500S$2,095 psf×1.043S$2,186 psf
Dec 2024M501-05743 sqftS$1,489,000S$2,005 psf×1.043S$2,092 psf
Dec 2024M506-10743 sqftS$1,515,000S$2,040 psf×1.043S$2,128 psf
Nov 2024M511-15441 sqftS$940,000S$2,130 psf×1.043S$2,222 psf

How accurate is this estimate for M5?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in M5 since.

Median error
10.3%

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.

3.04% gross yield

S$39,600 of rent a year against the estimate above · 0.41 points above flats like it

Leases signed here within a quarter of this size run about S$3,300 a month, the middle of 15 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 2026700-800 sqft2Non-landed PropertiesS$4,100
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300
Q3 2026400-500 sqft1Non-landed PropertiesS$3,300
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,100
Q2 2026400-500 sqft1Non-landed PropertiesS$3,300
Q1 2026700-800 sqft2Non-landed PropertiesS$4,300
Q1 2026700-800 sqft2Non-landed PropertiesS$4,300

median of 15 URA rental contracts at M5 within a quarter of 56.5 sqm, since 2025Q4.

Buying or selling at S$1,304,527?

Buying: Stamp duty on S$1,304,527 · Cash and CPF needed on S$1,304,527 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,304,527.

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

Primary schools near 5 Jalan Mutiara

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
Jun 2026
M5 · 06-10 · Apartment
474 sqftS$920,000S$1,943 psf
Dec 2025
M5 · 11-15 · Apartment
1,012 sqftS$1,718,000S$1,698 psf
Nov 2025
M5 · 01-05 · Apartment
753 sqftS$1,535,000S$2,037 psf
Oct 2025
M5 · 06-10 · Apartment
743 sqftS$1,566,300S$2,109 psf
Aug 2025
M5 · 06-10 · Apartment
441 sqftS$935,000S$2,119 psf
Mar 2025
M5 · 11-15 · Apartment
743 sqftS$1,590,000S$2,141 psf
Feb 2025
M5 · 11-15 · Apartment
753 sqftS$1,600,000S$2,124 psf
Jan 2025
M5 · 06-10 · Apartment
743 sqftS$1,548,000S$2,084 psf
Dec 2024
M5 · 01-05 · Apartment
743 sqftS$1,489,000S$2,005 psf
Dec 2024
M5 · 06-10 · Apartment
753 sqftS$1,578,500S$2,095 psf
Dec 2024
M5 · 06-10 · Apartment
753 sqftS$1,540,000S$2,044 psf
Dec 2024
M5 · 06-10 · Apartment
743 sqftS$1,515,000S$2,040 psf
Nov 2024
M5 · 11-15 · Apartment
441 sqftS$940,000S$2,130 psf
Oct 2024
M5 · 06-10 · Apartment
441 sqftS$925,000S$2,096 psf
Aug 2024
M5 · 01-05 · Apartment
753 sqftS$1,491,000S$1,979 psf
Jul 2024
M5 · 01-05 · Apartment
743 sqftS$1,486,000S$2,001 psf
Jul 2024
M5 · 06-10 · Apartment
441 sqftS$930,000S$2,107 psf
Jun 2024
M5 · 06-10 · Apartment
474 sqftS$955,000S$2,016 psf
May 2024
M5 · 11-15 · Apartment
441 sqftS$945,000S$2,141 psf
May 2024
M5 · 06-10 · Apartment
474 sqftS$960,000S$2,027 psf
Jun 2023
M5 · 06-10 · Apartment
474 sqftS$950,000S$2,006 psf
Apr 2022
M5 · 01-05 · Apartment
474 sqftS$1,060,000S$2,238 psf
Apr 2022
M5 · 06-10 · Apartment
441 sqftS$1,049,510S$2,378 psf
Apr 2022
M5 · 11-15 · Apartment
474 sqftS$1,161,160S$2,452 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.