CONDODistrict 10

M5

Details

Project: M5
TOP year: 2018
Tenure: Freehold
Land size: 789 sqm (8,488 sqft)
Plot ratio: 2.8
Developer: TTH Development Pte Ltd
Gross rental yield: Not enough rental data
Total units: 33
District: 10

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
1 BR	~4.1%· low sample (1 sale)	~$934K	12
2 BR	~3.2%· low sample (3 sales)	~$1.53M	10

Relevant market insights

Primary Schools Within 1 km / 2 km

Alexandra Primary School≤ 1 km690 m
River Valley Primary School≤ 1 km790 m
Zhangde Primary School1–2 km1.31 km
Gan Eng Seng Primary School1–2 km1.86 km

Straight-line (“as the crow flies”) distances per MOE’s official P1 registration method, measured from the development’s general location, not a specific block — for a precise check on your unit use MOE’s official School Query tool. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

M5 was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio has transaction records for 33 units at M5 — the units we can track. Of those, 39% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 9% have been held for more than 10 years.

39%

Free to sell (no SSD)

13 of 33 tracked units are past the 3-year SSD period

38%

Sitting on a gain

9 of 24 resales sold above what the seller paid

“Free to sell” means the 3-year Seller’s Stamp Duty window has passed, so selling now incurs no SSD penalty — a proxy for how many owners could list without a tax cost. “Tracked” units are those with a purchase on record; not every unit has changed hands.

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 35 total recorded transactions.


Jun 2026	—	$920,000	473	$1,945
Dec 2025	2BR	$1,718,000	1,011	$1,699
Nov 2025	2BR	$1,535,000	753	$2,039
Oct 2025	2BR	$1,566,300	742	$2,111
Aug 2025	1BR	$935,000	441	$2,120
Mar 2025	2BR	$1,590,000	742	$2,143
Feb 2025	2BR	$1,600,000	753	$2,125
Jan 2025	2BR	$1,548,000	742	$2,086
Dec 2024	2BR	$1,515,000	742	$2,042
Dec 2024	2BR	$1,540,000	753	$2,045

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Rv Suites	61 m	Jun 2026	Resale	1BR	$1,055,000	678	$1,556
Rv Edge	122 m	Jun 2026	Resale	2BR	$1,680,000	1,065	$1,577
Mutiara View	53 m	May 2026	Resale	3BR	$3,150,000	1,345	$2,342
Mutiara View	53 m	May 2026	Resale	3BR	$3,150,000	1,345	$2,342
The Aston	114 m	May 2026	Resale	1BR	$1,245,000	645	$1,930
Rv Edge	122 m	May 2026	Resale	1BR	$900,000	419	$2,148
Rv Suites	61 m	Apr 2026	Resale	1BR	$1,085,000	570	$1,904
Rv Suites	61 m	Apr 2026	Resale	1BR	$1,030,000	602	$1,711
The Aston	114 m	Apr 2026	Resale	1BR	$1,212,500	667	$1,818
The Aston	114 m	Apr 2026	Resale	3BR	$2,880,000	1,474	$1,954
Rv Edge	122 m	Apr 2026	Resale	1BR	$780,000	366	$2,131
Rv Residences	155 m	Apr 2026	Resale	2BR	$1,720,000	688	$2,500
Rv Residences	155 m	Apr 2026	Resale	2BR	$1,980,000	904	$2,190
Loft @ Nathan	189 m	Apr 2026	Resale	1BR	$968,000	527	$1,837
Kellock Lodge	127 m	Mar 2026	Resale	2BR	$1,800,000	893	$2,016
Nathan Suites	196 m	Mar 2026	Resale	3BR	$4,000,000	1,786	$2,240
Stellar Rv	74 m	Feb 2026	Resale	2BR	$993,000	538	$1,846
Stellar Rv	74 m	Feb 2026	Resale	2BR	$1,030,000	538	$1,914
Kellock Lodge	127 m	Feb 2026	Resale	3BR	$2,380,000	1,205	$1,975
Shanghai One	172 m	Feb 2026	Resale	2BR	$2,139,000	1,065	$2,008

Profit & Loss

haio estimate

24 realized resale exits at M5 over the 5y window — 9 profitable, 15 at a loss, a median -0.08%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	4	8y 6m	$2,049	$2,262	S$65,533	1.46%
2BR	3	10y 5m	$2,049	$2,111	S$46,220	0.27%
3BR	2	10y 3m	$2,049	$2,111	S$46,635	0.29%
Total	9	10y 2m	$2,049	$2,132	S$46,220	0.40%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
1BR	8	6y 1m	$2,113	$2,064	S$-22,000	-0.38%
2BR	3	10y 1m	$2,049	$2,007	S$-31,080	-0.20%
3BR	4	10y 7m	$2,049	$2,010	S$-29,615	-0.20%
Total	15	8y 8m	$2,049	$2,030	S$-25,000	-0.23%

15 of 24exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of M5. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at M5 today at ~$2,039 psf (the recent resale median — last 12 months, 5 sales)…

39.4%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=33 traced current owners, 100.0% unit-exact

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at M5, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.55M, the median of recent sale transactions at M5) — drag to explore what else that budget buys across Singapore.

Nearby Condos

177 within 1 km

Lowest

$1,300

psf

Average

$2,443

psf

Highest

$5,937

psf

This propertyNearby condo


36 m	River Valley Apartments	FH	—	—
53 m	Mutiara View	FH	2000	$2,342
53 m	Latitude	FH	2010	$2,732
61 m	Rv Suites	FH	2012	$1,929
62 m	Mutiara Crest	FH	2000	$2,190
67 m	The Montana	FH	2002	$2,045
74 m	Stellar Rv	FH	2015	$1,914
114 m	The Aston	FH	2002	$1,895
122 m	Charleston	FH	2001	$2,033
122 m	Rv Edge	FH	2013	$2,097

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.