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apartment · 249188

The Montana

Project page · Freehold

Indicative value range
S$1,559,354 – S$1,577,693
Indicative mid S$1,565,025 · S$2,019 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 775 sqft, typical for The Montana. 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 Montana01-05614 sqftS$1,230,000S$2,005 psf×1.000S$2,005 psf
Jan 2026The Montana06-10560 sqftS$1,110,000S$1,983 psf×1.018S$2,019 psf
Dec 2025The Montana06-10549 sqftS$1,100,000S$2,004 psf×1.024S$2,052 psf

How accurate is this estimate for The Montana?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in The Montana since.

Median error
7.4%

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

A thin test: 5 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.

2.76% gross yield

S$43,200 of rent a year against the estimate above · 0.13 points above flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 51 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 sqft1Non-landed PropertiesS$4,500
Q3 2026700-800 sqft1Non-landed PropertiesS$4,000
Q3 2026700-800 sqft1Non-landed PropertiesS$4,000
Q3 2026600-700 sqft1Non-landed PropertiesS$3,900
Q3 2026600-700 sqft1Non-landed PropertiesS$3,900
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600
Q3 2026500-600 sqft1Non-landed PropertiesS$3,600

median of 51 URA rental contracts at The Montana within a quarter of 72 sqm, since 2025Q4.

Buying or selling at S$1,565,025?

Buying: Stamp duty on S$1,565,025 · Cash and CPF needed on S$1,565,025 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,565,025.

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

Primary schools near 8 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
Jul 2026
The Montana · 01-05 · Apartment
614 sqftS$1,230,000S$2,005 psf
Jan 2026
The Montana · 06-10 · Apartment
560 sqftS$1,110,000S$1,983 psf
Dec 2025
The Montana · 06-10 · Apartment
549 sqftS$1,100,000S$2,004 psf
Oct 2025
The Montana · 01-05 · Apartment
947 sqftS$2,000,000S$2,111 psf
Oct 2025
The Montana · 06-10 · Apartment
936 sqftS$2,245,000S$2,397 psf
Jul 2025
The Montana · 01-05 · Apartment
893 sqftS$1,650,000S$1,847 psf
Mar 2025
The Montana · 01-05 · Apartment
592 sqftS$1,235,000S$2,086 psf
Dec 2024
The Montana · 01-05 · Apartment
635 sqftS$1,018,000S$1,603 psf
Nov 2024
The Montana · 06-10 · Apartment
560 sqftS$1,200,000S$2,144 psf
Nov 2024
The Montana · 01-05 · Apartment
560 sqftS$1,080,000S$1,930 psf
Aug 2024
The Montana · 11-15 · Apartment
1,141 sqftS$2,705,000S$2,371 psf
May 2024
The Montana · 06-10 · Apartment
1,324 sqftS$3,000,000S$2,266 psf
Aug 2023
The Montana · 06-10 · Apartment
1,141 sqftS$2,725,000S$2,388 psf
Jun 2023
The Montana · 06-10 · Apartment
549 sqftS$1,195,000S$2,177 psf
Jun 2022
The Montana · 06-10 · Apartment
775 sqftS$1,550,000S$2,000 psf
May 2022
The Montana · 11-15 · Apartment
2,260 sqftS$3,900,000S$1,725 psf
Jan 2022
The Montana · 06-10 · Apartment
947 sqftS$1,910,000S$2,016 psf
Jan 2022
The Montana · 06-10 · Apartment
936 sqftS$2,020,000S$2,157 psf
Dec 2021
The Montana · 01-05 · Apartment
775 sqftS$1,470,000S$1,897 psf
Nov 2021
The Montana · 01-05 · Apartment
700 sqftS$1,250,000S$1,787 psf
Nov 2021
The Montana · 01-05 · Apartment
947 sqftS$1,900,000S$2,006 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.