What a Singapore property is worth, from recent comparable sales — with the working shown.

The Mezzo resale prices

City fringe · district 12 · Private · freehold

Value a unit here Compare with… District 12 prices Price trends: city fringe

$1,650 per sq ft over the past 12 months · 6 sales in that time · no lease expiry · gross rental yield about 3.5%

50–69 sqm (8) 70–89 sqm (17) 90–109 sqm (1) 140 sqm and over (1)

Each mark is one recorded sale; its shape shows the floor-area band. The dashed line is the URA Non-Landed price index, anchored to this development's median — what it would be worth if it had tracked the market.

Bands are floor area, not bedrooms — URA's data has no bedroom count.

27 sales, 2021-11 to 2026-10.

URA’s data service publishes a rolling window of the last five years of transactions, so that is all this page can see. A development with no sale in that period does not appear here at all — which is a statement about recent sales, not about whether the property exists.

Zoned for mixed use in URA’s Master Plan 2025 (Commercial & residential).

Zoning is what the Master Plan permits on the site, read at URA’s own point on it — not a record of what was built there.

All sales

27 sales, sortable


2026-10	$888,000	52 sqm (560 sq ft)	about 1 bedroom	1,587	16-20
2026-05	$885,000	52 sqm (560 sq ft)	about 1 bedroom	1,581	11-15
2026-04	$1,468,000	78 sqm (840 sq ft)	about 2 bedrooms	1,748	11-15
2026-03	$900,000	52 sqm (560 sq ft)	about 1 bedroom	1,608	16-20
2026-01	$1,420,000	78 sqm (840 sq ft)	about 2 bedrooms	1,691	16-20
2025-12	$1,540,000	78 sqm (840 sq ft)	about 2 bedrooms	1,834	21-25
2025-08	$1,700,000	151 sqm (1,625 sq ft)	—	1,046	26-30
2025-04	$1,500,000	78 sqm (840 sq ft)	about 2 bedrooms	1,787	21-25
2025-03	$1,388,888	78 sqm (840 sq ft)	about 2 bedrooms	1,654	16-20
2024-10	$1,400,000	78 sqm (840 sq ft)	about 2 bedrooms	1,667	26-30
2024-10	$1,428,888	78 sqm (840 sq ft)	about 2 bedrooms	1,702	21-25
2024-06	$860,000	52 sqm (560 sq ft)	about 1 bedroom	1,536	06-10
2024-04	$1,400,000	78 sqm (840 sq ft)	about 2 bedrooms	1,667	21-25
2024-04	$1,375,800	78 sqm (840 sq ft)	about 2 bedrooms	1,639	11-15
2024-02	$885,000	52 sqm (560 sq ft)	about 1 bedroom	1,581	16-20
2024-02	$920,000	52 sqm (560 sq ft)	about 1 bedroom	1,644	16-20
2023-11	$898,000	52 sqm (560 sq ft)	about 1 bedroom	1,604	21-25
2023-10	$1,350,000	78 sqm (840 sq ft)	about 2 bedrooms	1,608	06-10
2023-05	$1,280,000	72 sqm (775 sq ft)	about 2 bedrooms	1,652	21-25
2023-03	$1,380,000	78 sqm (840 sq ft)	about 2 bedrooms	1,644	16-20
2023-03	$1,480,000	94 sqm (1,012 sq ft)	—	1,463	06-10
2022-09	$835,000	52 sqm (560 sq ft)	about 1 bedroom	1,492	16-20
2022-08	$1,320,000	78 sqm (840 sq ft)	about 2 bedrooms	1,572	21-25
2022-08	$1,320,000	78 sqm (840 sq ft)	about 2 bedrooms	1,572	16-20
2022-06	$1,297,000	78 sqm (840 sq ft)	about 2 bedrooms	1,545	11-15
2022-01	$1,300,000	78 sqm (840 sq ft)	about 2 bedrooms	1,548	16-20
2021-11	$1,285,000	78 sqm (840 sq ft)	about 2 bedrooms	1,531	16-20

Bedroom counts are estimated from URA rental contracts for units of the same size in the same development, and shown only where at least three in four of those contracts agree. A dash means the contracts for that size do not agree.

Renting

$4.77 psf a month · 3.5% gross

Median rent in 2026-Q3: $4.77 psf a month (the middle half of rentals: $4.57–$5.36).

Against the last 12 months’ median resale price of $1,650 psf, that is a gross yield of 3.5%.

Gross yield: a year of the development’s median rent divided by its median resale price over the last 12 months — before property tax, maintenance fees, agent fees and vacancy, so what an owner keeps is lower. URA publishes a median rent only for developments with enough rentals in a quarter, so many show none.

If you borrow

loan, down payment and instalment

An illustration from the published rules, not a loan offer: lenders also look at your income, other debts and credit. Rules checked on 19 October 2026. Nothing you enter here leaves this page.

Price ($) Your age Years Interest (% a year)

Banks do not publish their rates: they change often and depend on the package, so a bank loan starts with no rate — enter the one you were quoted.

Enter the rate your bank quoted to see your instalment; the table shows the range.

Loan: $870,000, 75% of $1,160,000. Up to 75% because the loan ends within 30 years and by age 65.
Down payment: $290,000. At least $58,000 of it (5% of the price) must be cash; the rest can come from CPF savings.
Income: lenders test the instalment at 4% or more, and it must be no more than 55% of gross monthly income together with your other debts (the Total Debt Servicing Ratio): about $7,552 a month with no other debts.

If the rate moves: the same loan over 30 years
Rate a year	Each month
2%	$3,216
2.5%	$3,438
3%	$3,668
3.5%	$3,907
4%	$4,154
4.5%	$4,408

Buying with others: HDB's term uses your average age, the lease check the youngest buyer's, and banks an income-weighted average age. The price starts at the median of this development's 6 sales in the 12 months to 2026-10; change it to the unit you have in mind. Figures are for a first home loan.

Sources: HDB: Interest rate for an HDB loan · MAS: Loan tenure and loan-to-value limits · MAS: Mortgage Servicing Ratio and Total Debt Servicing Ratio · MAS, MND and HDB: Interest rate floors for loan assessments (Sep 2022) · MND: HDB loan limit lowered to 75% (Aug 2024) · MOM, MND and CPF Board: CPF use and HDB loans when the lease is shorter (2019) · CPF Board: How much CPF you can use if the lease does not cover the youngest buyer to 95

Nearby developments

142 within 1,000 m · their median $1,774 psf

142 private developments within 1,000 m.

Their median resale price over the last 12 months was $1,774 psf (37 developments with recent sales) — this development at $1,650 psf is 7% below that.

10 of 142 shown — sorting a column orders all 142.

ROCCA BALESTIER	Private	86 m	—	no expiry	—	Mixed use
CITY SUITES	Private	90 m	—	no expiry	—	Residential
SCENIC HEIGHTS	Private	126 m	—	no expiry	—	Residential
URBAN HERITAGE	Private	177 m	—	no expiry	—	Mixed use
OKIO	Private	198 m	1,784	no expiry	4.3%	Mixed use
AVA TOWERS	Private	203 m	1,551	no expiry	2.4%	Residential
BALESTIER POINT	Private	248 m	—	no expiry	—	Mixed use
BALESTIER 288	Private	275 m	—	no expiry	—	Mixed use
CITYSCAPE @FARRER PARK	Private	294 m	1,691	no expiry	3.0%	Residential
RANGOON VIEW	Private	301 m	—	no expiry	—	Residential
FORTE SUITES	Private	305 m	1,830	no expiry	3.8%	Residential
BLISS LOFT	Private	306 m	1,412	no expiry	—	Residential
MOULMEIN COURT	Private	318 m	—	no expiry	—	Residential
THE TIER	Private	320 m	—	no expiry	—	Residential
HONG BUILDING	Private	324 m	—	no expiry	—	Mixed use
BELMONDO VIEW	Private	334 m	—	no expiry	—	Residential
KIM KEAT GARDENS	Private	341 m	—	74 yrs	—	Residential
RANGOON APARTMENTS	Private	355 m	—	no expiry	—	Mixed use
CLYDES RESIDENCE	Private	374 m	—	no expiry	—	—
MEDGE	Private	391 m	—	no expiry	—	Residential
PRISTINE HEIGHTS	Private	403 m	1,681	no expiry	—	Residential
ECOVILLE	Private	406 m	—	no expiry	—	Residential
KIM KEAT LODGE	Private	409 m	—	no expiry	—	Residential
CALARASI	Private	419 m	1,526	no expiry	—	Residential
CHELSEA GROVE	Private	419 m	—	no expiry	—	Mixed use
VICTORY HEIGHTS	Private	433 m	—	no expiry	—	Residential
DE PARADISO	Private	444 m	—	no expiry	—	Residential
MONTEBLEU	Private	446 m	1,982	no expiry	3.1%	Residential
CITIGATE RESIDENCE	Private	446 m	—	no expiry	—	Mixed use
M21	Private	453 m	2,017	no expiry	—	Residential
PARC HAVEN	Private	457 m	1,411	no expiry	3.5%	Residential
REGAL COURT	Private	463 m	—	no expiry	—	Residential
SUITES @ SHREWSBURY	Private	471 m	—	no expiry	—	Residential
CRADELS	Private	489 m	—	no expiry	—	Residential
RITZ MANSIONS	Private	492 m	—	no expiry	—	Residential
SHAW PLAZA - TWIN HEIGHTS	Private	498 m	1,774	no expiry	—	Mixed use
KENT RESIDENCES	Private	504 m	—	no expiry	—	Residential
THE ANSLEY	Private	505 m	1,746	no expiry	—	Residential
MANDALAY MANSION	Private	512 m	—	no expiry	—	Residential
BLISS REGALIA	Private	517 m	—	no expiry	—	Residential
ZEDGE	Private	520 m	—	no expiry	—	Residential
MANDALE HEIGHTS	Private	521 m	—	no expiry	—	Residential
KENTISH LODGE	Private	527 m	—	68 yrs	—	Residential
BASSEIN COURT	Private	530 m	—	no expiry	—	Residential
THE AXIS	Private	533 m	1,797	no expiry	—	Residential
PRESTIGE HEIGHTS	Private	534 m	1,765	no expiry	4.9%	Residential
BALESTIER REGENCY	Private	539 m	—	no expiry	—	Residential
MONARCHY APARTMENTS	Private	540 m	—	no expiry	—	Residential
THE INTERWEAVE	Private	545 m	1,672	no expiry	4.6%	Residential
MANDALAY TOWERS	Private	549 m	—	no expiry	—	Residential
D' IXORAS	Private	550 m	—	no expiry	—	Residential
KENTISH GREEN	Private	553 m	1,310	68 yrs	—	Residential
OXFORD SUITES	Private	554 m	—	no expiry	—	Residential
KIM KEAT HOUSE	Private	567 m	—	no expiry	—	Mixed use
NOVA 88	Private	573 m	—	no expiry	—	Residential
ONE AKYAB	Private	586 m	—	no expiry	—	Residential
8 BASSEIN	Private	587 m	1,862	no expiry	4.4%	Residential
KENTISH COURT	Private	598 m	—	68 yrs	—	Residential
SUITES 123	Private	609 m	—	no expiry	—	Mixed use
LA MAISON	Private	612 m	—	no expiry	—	Residential
THE VIRIDIAN	Private	617 m	1,643	no expiry	4.2%	Residential
PAVILION 11	Private	619 m	2,107	no expiry	2.4%	Residential
1 MOULMEIN RISE	Private	621 m	2,319	no expiry	—	Residential
BALESTIER PLAZA	Private	624 m	—	no expiry	—	Mixed use
NOVA 48	Private	625 m	—	no expiry	—	Residential
BIRCHWOOD MANSIONS	Private	629 m	—	no expiry	—	Residential
LOFT @ RANGOON	Private	631 m	—	no expiry	—	Mixed use
D'LOTUS	Private	633 m	1,628	no expiry	—	Residential
IKIGAI	Private	644 m	—	no expiry	—	Residential
AMPAS APARTMENTS	Private	649 m	—	no expiry	—	Residential
THE RANZ	Private	652 m	2,258	no expiry	—	Mixed use
JOOL SUITES	Private	652 m	1,707	no expiry	5.3%	Residential
CITY EDGE	Private	656 m	—	no expiry	—	Residential
THE SPRINGS	Private	662 m	—	no expiry	—	Residential
8 FARRER SUITES	Private	665 m	—	no expiry	—	Residential
VERTICUS	Private	678 m	2,355	no expiry	3.1%	Residential
RANGOON 88	Private	711 m	—	no expiry	—	Mixed use
MINBU COURT	Private	714 m	—	no expiry	—	Residential
SUITES @ OWEN	Private	717 m	—	no expiry	—	Mixed use
MULBERRY TREE	Private	721 m	—	no expiry	—	Residential
APLETON VIEW	Private	724 m	—	no expiry	—	Residential
URBAN LOFTS	Private	726 m	—	no expiry	—	Mixed use
NEU AT NOVENA	Private	727 m	—	no expiry	—	Residential
GIFFARD MANSIONS	Private	732 m	—	no expiry	—	Mixed use
NOVELIS	Private	732 m	—	no expiry	—	Residential
1953	Private	742 m	—	no expiry	—	Mixed use
VA RESIDENCES	Private	755 m	1,597	no expiry	—	Residential
VOGX	Private	759 m	—	no expiry	—	Residential
MINBU VILLA	Private	762 m	—	no expiry	—	Residential
R66 APARTMENTS	Private	767 m	—	no expiry	—	Mixed use
NEEM TREE	Private	767 m	1,786	no expiry	4.2%	Residential
BOON TECK APARTMENTS	Private	767 m	—	no expiry	—	Residential
CITY LOFT	Private	768 m	—	no expiry	—	Mixed use
PUBLIC MANSION	Private	777 m	—	no expiry	—	Mixed use
D'CAMBRIDGE	Private	778 m	—	no expiry	—	Residential
SUMMER GREEN	Private	778 m	—	no expiry	—	Residential
KINGSLEY MANSIONS	Private	795 m	—	no expiry	—	Residential
PAPILLON	Private	796 m	—	no expiry	—	Residential
ASCENT @ 456	Private	812 m	—	no expiry	—	Mixed use
FARRER PARK SUITES	Private	814 m	—	no expiry	—	Mixed use
THE HUNTINGTON	Private	815 m	—	no expiry	—	Residential
PINNACLE 16	Private	821 m	—	no expiry	—	Residential
ADRIA	Private	824 m	—	no expiry	—	Residential
ARIVA ON SHAN SERVICED RESIDENCE	Private	827 m	—	no expiry	—	Residential
BRISTOL LODGE	Private	829 m	—	no expiry	—	Residential
D'MIRA	Private	829 m	—	no expiry	—	Residential
SOLEIL @ SINARAN	Private	830 m	2,294	79 yrs	3.5%	Residential
BOON TECK TOWER	Private	834 m	—	no expiry	—	Residential
CASA IRRAWADDY	Private	862 m	—	no expiry	—	Residential
SHAN GATE APARTMENTS	Private	863 m	—	no expiry	—	Residential
RAJAH TOWERS	Private	877 m	—	no expiry	—	Residential
NOVENA SUITES	Private	877 m	2,333	no expiry	2.7%	Residential
THE CENTRIO	Private	881 m	—	no expiry	—	Residential
FYVE DERBYSHIRE	Private	885 m	2,475	no expiry	3.2%	Residential
LE SHANTIER	Private	885 m	—	no expiry	—	Residential
BIRMINGHAM MANSIONS	Private	894 m	—	no expiry	—	Residential
HERTFORD COLLECTION	Private	897 m	—	no expiry	—	Residential
THE URBANITE	Private	902 m	1,576	no expiry	—	Residential
MERA SPRINGS	Private	905 m	—	no expiry	—	Residential
THOMSON EURO-ASIA	Private	906 m	—	no expiry	—	Residential
STRATA	Private	906 m	2,097	no expiry	2.6%	Residential
6 DERBYSHIRE	Private	907 m	2,154	no expiry	3.4%	Residential
LION TOWERS	Private	909 m	—	no expiry	—	Residential
DERBYSHIRE HEIGHTS	Private	913 m	—	no expiry	—	Residential
UPTOWN @ FARRER	Private	914 m	1,958	90 yrs	4.3%	Mixed use
IRESIDENCES	Private	924 m	—	no expiry	—	Residential
THE VERVE	Private	933 m	1,609	no expiry	3.6%	Residential
THE MARQUE @ IRRAWADDY	Private	934 m	—	no expiry	—	Residential
KING'S COURT	Private	943 m	—	no expiry	—	Residential
DE ROYALE	Private	945 m	1,922	no expiry	—	Residential
WU DE BUILDING	Private	949 m	—	no expiry	—	Residential
SKYSUITES17	Private	954 m	—	no expiry	—	Residential
NADIA MANSIONS	Private	960 m	—	no expiry	—	Residential
DOMUS	Private	963 m	—	no expiry	—	Residential
CARLYX GREEN	Private	966 m	—	no expiry	—	Residential
HERTFORD MANSION	Private	970 m	—	no expiry	—	Residential
THE MERLOT	Private	975 m	—	no expiry	—	Residential
STUDIOS @ MARNE	Private	982 m	—	no expiry	—	Mixed use
CAMBRIDGE VILLAGE	Private	987 m	—	no expiry	—	Residential
KENG LEE COURT	Private	991 m	—	no expiry	—	Residential
VANADIUM	Private	993 m	1,635	no expiry	—	Residential
CASA FORTUNA	Private	994 m	1,587	no expiry	—	Residential

Straight-line distance between URA’s points on each site. The comparison is unadjusted: neighbours differ in age, tenure, unit sizes and whether they are ECs, so a gap is a question to look into, not a verdict. “Recent psf” is the median of the last 12 months’ resales, blank where a development had fewer than three.

Primary schools nearby

Nearest: HONG WEN SCHOOL, 592 m straight-line

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the school’s registered address. MOE measures home-school distance differently — from the school’s boundary to your building’s outline — so its official 1 km and 2 km categories will not always match what you see here. A school shown at 990 m may fall outside MOE’s 1 km category, and one at 1,010 m may fall inside it. Check OneMap SchoolQuery before making any decision that depends on the category.

HONG WEN SCHOOL592 m
ST. JOSEPH'S INSTITUTION JUNIOR821 m
FARRER PARK PRIMARY SCHOOL926 m
BENDEMEER PRIMARY SCHOOL1,447 m
ANGLO-CHINESE SCHOOL (JUNIOR)1,782 m
CHIJ PRIMARY (TOA PAYOH)1,799 m
ST ANDREW'S SCHOOL (JUNIOR)1,857 m
ANGLO-CHINESE SCHOOL (PRIMARY)1,887 m

and 3 more within 2 km

MRT and LRT nearby

Nearest: Farrer Park, 818 m to an exit

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the station’s nearest exit — not walking distance. Rail lines are bounded by viaducts, expressways and canals, so the real walk is often much longer. This list covers stations in service, checked by hand when the data was last synced.

Farrer Park818 m
Novena898 m
Boon Keng963 m

and 7 more within 2 km

Bus stops nearby

2 stops within 200 m, 8 within 400 m

Distances are straight-line from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance), not walking distance, and the 200 m / 400 m bands are conventional planning catchments rather than distances measured against what buyers pay. Nearly every address in Singapore has a stop within a few hundred metres, so it is the counts that separate one place from another, not the nearest distance. The services listed are those that call at those stops. How often they run is not in this data — nine services can still mean a long wait.

2 within 200 m · 8 within 400 m · nearest 65 m

Within 200 m: 124, 125, 130, 139, 145, 456

Also within 400 m: 21, 131, 131A, 186, 518, 518A

Data sources: Private Residential Property Transactions; Private Residential Property Price Index (Non-Landed); Private Residential Properties Median Rentals by Name of Development; Master Plan 2025 Land Use Layer (with amendments); Private Residential Properties Rental Contract; School Directory and Information; OneMap; LTA MRT Station Exit; LTA Bus Stop and LTA DataMall BusRoutes — used under the Singapore Open Data Licence v1.0. Full notices, access dates and warranty

Contains information from Private Residential Property Transactions accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Property Price Index (Non-Landed) accessed 2026-10-26 from Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Properties Median Rentals by Name of Development accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Master Plan 2025 Land Use Layer (with amendments) accessed 2026-09-27 from the Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Properties Rental Contract accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from School Directory and Information accessed 2026-10-25 from the Ministry of Education via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from OneMap accessed 2026-10-25 from the Singapore Land Authority, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA MRT Station Exit accessed 2026-10-25 from the Land Transport Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA Bus Stop and LTA DataMall BusRoutes accessed 2026-10-26 from the Land Transport Authority via data.gov.sg and LTA DataMall, made available under the terms of the Singapore Open Data Licence v1.0. The datasets are provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

This is an estimate computed from public transaction data — not a valuation by a licensed appraiser, and not advice. Do not rely on it for a purchase, sale, mortgage or any other transaction. Where the available sales do not describe your property well, the page says so rather than guessing.

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