CONDODistrict 21

ASTOR GREEN

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Details

Project: ASTOR GREEN
TOP year: 1995
Tenure: 99-year leasehold
Lease start: 1991
Land size: 14,926 sqm (160,663 sqft)
Plot ratio: 2.1
Developer: Coming soon
Gross rental yield: ~3.0% · ~$1.92M (est.) · low sample (3 sales)
Storeys: 16
Market segment: OCR
Total units: 170
Blocks: 3
District: 21

Transactions

Showing 10 of 292

Beds

Period

Size–sqft


Aug 2026		3BR	$2,250,000	1,528	$1,473
Jul 2026		2BR	$1,600,000	1,066	$1,501
Mar 2026		3BR	$2,080,000	1,378	$1,509
Jan 2026		3BR	$2,350,000	1,528	$1,538
Jun 2025		2BR	$1,410,000	1,066	$1,323
Jul 2024		2BR	$1,480,000	1,066	$1,388
Feb 2024		2BR	$1,510,000	1,087	$1,389
Feb 2024		2BR	$1,490,000	1,087	$1,371
Feb 2024		2BR	$1,535,000	1,066	$1,440
Sep 2023		3BR	$2,180,000	1,528	$1,427

Price Action

Not yet ratedLast 12 monthsnot rated

Beds

PSF (S$)5 sales · Sep 2024 to Aug 2026

typical range, $1,473 to $1,509one sale

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Demand vs Supply

Demand to supply

x.x×today→x.x×by 2030

xx,xxx households reach MOP this year, against xx,xxx units of competing supply.

Supply vs Demand Eligibility Pool

within 4 km of ASTOR GREEN

1.0x1.2x0.9x0.6x0.6x

4002000200400

Demand

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

Supply

250

2026DEMAND · MOP cohort: 260SUPPLY total: 250Resale (booked · SSD-expiry inflow): 80New launch (awarded / upcoming): 140Projected resale (modelled): 30Demand-to-supply: 1.0x

290

2027DEMAND · MOP cohort: 340SUPPLY total: 290Resale (booked · SSD-expiry inflow): 150New launch (awarded / upcoming): 60Projected resale (modelled): 80Demand-to-supply: 1.2x

350

2028DEMAND · MOP cohort: 300SUPPLY total: 350Resale (booked · SSD-expiry inflow): 190New launch (awarded / upcoming): 40Projected resale (modelled): 120Demand-to-supply: 0.9x

330

2029DEMAND · MOP cohort: 210SUPPLY total: 330Resale (booked · SSD-expiry inflow): 160New launch (awarded / upcoming): 20Projected resale (modelled): 150Demand-to-supply: 0.6x

260

2030DEMAND · MOP cohort: 150SUPPLY total: 260Resale (booked · SSD-expiry inflow): 120New launch (awarded / upcoming): 10Projected resale (modelled): 130Demand-to-supply: 0.6x

20262027202820292030

Demand
Supply (resale)
Supply (new launch)
Supply · projected resale (modelled)
Ratio

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	5	3%	549-689 sqft	—	—	—
2BR	62	36%	980-1,087 sqft	S$4,200/mo*	~3.1%· low sample (1 sale)	17
3BR	105	62%	1,313-1,625 sqft	S$5,350/mo*	~2.9%· low sample (2 sales)	18

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

33 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Pinetree Hill	112 m	Aug 2026		Subsale	1BR	$1,260,000	538	$2,342
Montview	159 m	Aug 2026		Resale	2BR	$2,590,000	1,227	$2,111
Pandan Valley	161 m	Jul 2026		Resale	3BR	$2,780,000	1,668	$1,667
Beaverton Court	201 m	Jul 2026		Resale	—	$6,300,000	3,229	$1,951
Ridgewood	230 m	Jul 2026		Resale	—	$3,280,000	1,981	$1,656
Nava Grove	230 m	Jul 2026		New Sale	2BR	$2,176,900	786	$2,770
Ridgewood	230 m	Jul 2026		Resale	—	$2,900,000	1,744	$1,663
Pine Grove	245 m	Jul 2026		Resale	2BR	$1,370,000	1,324	$1,035
The Trizon	146 m	Jun 2026		Resale	4BR	$4,880,000	2,314	$2,109
Pandan Valley	161 m	Jun 2026		Resale	3BR	$2,150,000	1,313	$1,637
Nava Grove	230 m	Jun 2026		New Sale	4BR	$3,932,500	1,464	$2,686
Pine Grove	245 m	Jun 2026		Resale	2BR	$1,320,000	1,324	$997
Pine Grove	245 m	Jun 2026		Resale	3BR	$1,680,000	1,701	$988
The Trizon	146 m	May 2026		Resale	3BR	$4,630,000	2,207	$2,098
Pandan Valley	161 m	May 2026		Resale	3BR	$3,100,000	2,024	$1,532
Cavendish Park	187 m	May 2026		Resale	3BR	$1,920,000	1,227	$1,565
Nava Grove	230 m	May 2026		New Sale	2BR	$2,168,200	786	$2,759
Pinetree Hill	112 m	Apr 2026		New Sale	5BR+	$4,705,000	1,733	$2,715
Pinetree Hill	112 m	Apr 2026		New Sale	2BR	$2,133,000	796	$2,680
The Trizon	146 m	Apr 2026		Resale	3BR	$4,300,000	2,110	$2,038

Nearby Condos

En-Bloc

Profit & Loss

25 realized resale exits at ASTOR GREEN.25 profitable, 0 at a loss.Median 2.30%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
3BR	14	28y 1m	$718	$1,367	S$700,000	2.29%
4BR	5	28y 0m	$718	$1,397	S$1,001,582	2.39%
5BR+	6	27y 11m	$718	$1,373	S$1,001,051	2.28%
Total	25	28y 0m	$718	$1,371	S$761,187	2.30%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

20 of 25exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Exit Risk

If you bought at ASTOR GREEN today: ~$1,505 psf.Resale median, last 12 months, 4 sales.

Where current owners entered (psf)

today ~$1,505

$450 p5median $929p95 $1,421

Your entry price$1,510 psf

97.5%

≈ top quartile for this project

of current owners entered below $1,505 psf — they could sell below your entry and still profit.

92.0%

bought cheaper than today’s median and are already past their seller’s-stamp-duty window — free to sell below your entry today, penalty-free.

Sun Exposure

What’s Around

Primary Schools

Amenities

Where Else You Can Buy

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Transactions: URA caveats and HDB resale records. Not a valuation. URA Master Plan land use via data.gov.sg — Singapore Open Data Licence. Source: Ministry of Education, Singapore — 2025 P1 Registration Exercise. © Ministry of Education, Government of Singapore. MOE P1 past vacancies & balloting data. Transit schedules © LTA; © OpenStreetMap contributors. See methodology for full source detail.

25 within 1 km

This property

$1,501

psf · 5 sales

Lowest

$1,041

psf

Average

$1,933

psf

Highest

$2,560

psf

Astor Green sits 22% below the nearby average for the last 2 years of sales.


—	Astor GreenThis property	LH	1995	$1,501
112 m	Pinetree Hill	LH	2026	$2,560
146 m	The Trizon	FH	2012	$2,150
159 m	Montview	FH	2008	$2,054
159 m	Yang'S Garden Village	FH	—	—
161 m	Pandan Valley	FH	1978	$1,563
187 m	Cavendish Park	LH	1996	$1,565
201 m	Beaverton Court	FH	1984	$1,921
230 m	Nava Grove	LH	2028	$2,491
230 m	Ridgewood	FH	1981	$1,798
245 m	Pine Grove	LH	—	$1,041

Blank where there are no recent sales.

Phase 2Cis the round open to children with no prior link to the school — the one a buyer moving in is subject to. Each row below carries that school’s own most recent 2C outcome, which differs school to school.

School	Distance	Band	Ballot	Applied	Places
Henry Park Primary SchoolPhase 2C · 93 applied · 63 places	750 m	≤ 1 km	Balloted · ≤ 1 km	93	63
Your band is exactly the cut — priority, but contested.
Pei Tong Primary SchoolPhase 2C · 30 applied · 220 places	935 m	≤ 1 km	No ballot	30	220

4 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Clementi Primary SchoolPhase 2C · 86 applied · 231 places	1.42 km	1–2 km	No ballot	86	231
Nan Hua Primary SchoolPhase 2C · 166 applied · 41 places	1.58 km	1–2 km	Balloted · ≤ 1 km	166	41
Did not reach this home's band.
Methodist Girls' School (Primary)Phase 2C · 78 applied · 45 places	1.65 km	1–2 km	Balloted · ≤ 1 km	78	45
Did not reach this home's band.
Fairfield Methodist School (Primary)Phase 2C · 70 applied · 42 places	1.96 km	1–2 km	Balloted · ≤ 1 km	70	42
Within 2 km of block 3; block 5 borderlineDid not reach this home's band.

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for ASTOR GREEN

Beds

	01	02	03	04	05
16	#16-011,0662BR	#16-021,5283BR	#16-031,0872BR	#16-041,3783BR
15	#15-011,0662BR	#15-021,5283BR	#15-031,0872BR	#15-041,3783BR
14	#14-011,0662BR	#14-021,5283BR	#14-031,0872BR	#14-041,3783BR
13	#13-011,0662BR	#13-021,5283BR	#13-031,0872BR	#13-041,3783BR
12	#12-011,0662BR	#12-021,5283BR	#12-031,0872BR	#12-041,3783BR
11	#11-011,0662BR	#11-021,5283BR	#11-031,0872BR	#11-041,3783BR
10	#10-011,0662BR	#10-021,5283BR	#10-031,0872BR	#10-041,3783BR
09	#09-011,0662BR	#09-021,5283BR	#09-031,0872BR	#09-041,3783BR
08	#08-011,0662BR	#08-021,5283BR	#08-031,0872BR	#08-041,3783BR
07	#07-011,0662BR	#07-021,5283BR	#07-031,0872BR	#07-041,3783BR
06	#06-011,0662BR	#06-021,5283BR	#06-031,0872BR	#06-041,3783BR
05	#05-011,0662BR	#05-021,5283BR	#05-031,0872BR	#05-041,3783BR	#05-051,3133BR
04	#04-011,0662BR	#04-021,5283BR	#04-031,0872BR	#04-041,3783BR
03	#03-011,0662BR	#03-021,5283BR	#03-031,0872BR	#03-041,3783BR
02	#02-011,0662BR	#02-021,5283BR	#02-031,0872BR	#02-041,3783BR
01		#01-021,5723BR	#01-039802BR	#01-045491BR

1BR2BR3BR· tile shows strata sq ft