Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.
| Total units | 117 |
|---|---|
| Size range | 872–1,302 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 2-bedroom | 44 | 38% |
| 3-bedroom | 73 | 62% |
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) |
|---|---|---|---|
| 2 BR | ~2.9%· low sample (1 sale) | ~$1.76M | 21 |
| 3 BR | ~2.8%· low sample (2 sales) | ~$2.35M | 23 |
Ranks in the upper third for redevelopment interest among private condos.
PAYA LEBAR RESIDENCES is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.
Driven by: 24 years old · Master Plan plot ratio 2.8 · 38 past en-bloc deals in the district
Based on 4 comparable past collective-sale deals (PADDY GREEN 2012, BAODE BUILDING 2022, PALACE MANSIONS 2010).
A ranking signal, not advice or a prediction of any specific outcome. How this is calculated
More neighbours are free — or motivated — to sell than at most comparable properties.
haio tracks 108 of 117 units at PAYA LEBAR RESIDENCES. 93% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 82% have been held over 10 years.
93%
Free to sell now
100 of 108 tracked · past SSD
89%
Sitting on a gain
59 of 66 resales sold above cost
Showing 10 of 169 total recorded transactions.
| Nov 2025 | 3BR | $2,350,000 | 1,302 | $1,805 | |
| Oct 2025 | 2BR | $1,760,000 | 947 | $1,859 | |
| Jul 2025 | 3BR | $2,350,000 | 1,302 | $1,805 | |
| Mar 2025 | 3BR | $2,308,000 | 1,280 | $1,803 | |
| Dec 2024 | 2BR | $1,668,000 | 871 | $1,915 | |
| Sep 2024 | 3BR | $2,310,000 | 1,280 | $1,805 | |
| Apr 2024 | 3BR | $2,320,000 | 1,280 | $1,813 | |
| Dec 2023 | 3BR | $2,090,000 | 1,280 | $1,633 | |
| Aug 2022 | 3BR | $2,088,000 | 1,302 | $1,604 | |
| Sep 2021 | 2BR | $1,428,000 | 947 | $1,508 |
21 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Simsville | 121 m | Jun 2026 | Resale | 2BR | $1,398,000 | 968 | $1,444 |
| Park Place Residences At Plq | 235 m | Jun 2026 | Resale | 2BR | $1,610,000 | 667 | $2,414 |
| Simsville | 121 m | May 2026 | Resale | 2BR | $1,396,000 | 968 | $1,442 |
| Park Place Residences At Plq | 235 m | May 2026 | Resale | 3BR | $2,750,000 | 1,367 | $2,012 |
| Park Place Residences At Plq | 235 m | May 2026 | Resale | 2BR | $1,485,000 | 645 | $2,302 |
| Simsville | 121 m | Apr 2026 | Resale | 3BR | $1,700,000 | 1,237 | $1,374 |
| Sims Dorado | 231 m | Aug 2025 | Resale | 2BR | $1,330,000 | 861 | $1,545 |
| D'Weave | 248 m | Jul 2025 | Resale | 2BR | $888,888 | 549 | $1,619 |
| Sims Residences | 166 m | Apr 2025 | Resale | 3BR | $1,650,000 | 1,420 | $1,162 |
| D'Weave | 248 m | Feb 2025 | Resale | 1BR | $688,000 | 398 | $1,729 |
| Sims Residences | 166 m | Nov 2024 | Resale | 3BR | $1,640,000 | 1,442 | $1,137 |
| Sims Residences | 166 m | Sep 2024 | Resale | 3BR | $1,330,000 | 1,184 | $1,123 |
| D'Weave | 248 m | Sep 2024 | Resale | 3BR | $1,345,000 | 839 | $1,603 |
| Sunflower Grandeur | 194 m | Nov 2023 | Resale | 3BR | $1,370,000 | 1,033 | $1,326 |
| Sims Dorado | 231 m | Sep 2023 | Resale | 3BR | $1,230,000 | 968 | $1,271 |
| Sims Dorado | 231 m | Aug 2023 | Resale | 2BR | $1,200,000 | 861 | $1,394 |
| Guilin Mansions | 256 m | Jun 2022 | Resale | 3BR | $1,200,000 | 1,065 | $1,127 |
| Guilin Mansions | 256 m | Jul 2021 | Resale | 3BR | $1,080,000 | 1,076 | $1,004 |
| Guilin Mansions | 256 m | Jul 2021 | Resale | 3BR | $1,150,000 | 1,065 | $1,080 |
| Sunflower Grandeur | 194 m | 09-05-2018 | Resale | 3BR | $1,150,000 | 1,033 | $1,113 |
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 PAYA LEBAR RESIDENCES
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | 08 | |
|---|---|---|---|---|---|---|---|---|
| 16 | #16-011,0872BR | #16-021,2703BR | #16-038722BR | #16-041,2813BR | #16-051,3023BR | #16-069362BR | #16-071,2813BR | #16-081,2813BR |
| 15 | #15-011,0872BR | #15-021,2703BR | #15-038832BR | #15-041,2813BR | #15-051,2923BR | #15-069362BR | #15-071,2923BR | #15-081,2703BR |
| 14 | #14-011,0872BR | #14-021,2703BR | #14-038832BR | #14-041,2813BR | #14-051,3023BR | #14-069362BR | #14-071,2923BR | #14-081,2703BR |
| 13 | #13-011,0872BR | #13-021,2703BR | #13-038722BR | #13-041,2813BR | #13-051,3023BR | #13-069472BR | #13-071,2923BR | #13-081,2703BR |
| 12 | #12-011,0762BR | #12-021,2703BR | #12-038722BR | #12-041,2703BR | #12-051,2923BR | #12-069362BR | #12-071,2923BR | #12-081,2593BR |
| 11 | #11-011,0762BR | #11-021,2703BR | #11-038832BR | #11-041,2703BR | #11-051,2923BR | #11-069362BR | #11-071,2813BR | #11-081,2593BR |
| 10 | #10-011,0762BR | #10-021,2703BR | #10-038832BR | #10-041,2703BR | #10-051,2923BR | #10-069472BR | #10-071,2923BR | #10-081,2593BR |
| 09 | #09-011,0762BR | #09-021,2703BR | #09-038832BR | #09-041,2703BR | #09-051,2923BR | #09-069472BR | #09-071,2923BR | #09-081,2703BR |
| 08 | #08-011,0762BR | #08-021,2703BR | #08-038722BR | #08-041,2703BR | #08-051,2923BR | #08-069362BR | #08-071,2923BR | #08-081,2593BR |
| 07 | #07-011,0762BR | #07-021,2703BR | #07-038832BR | #07-041,2703BR | #07-051,2923BR | #07-069472BR | #07-071,2923BR | #07-081,2593BR |
| 06 | #06-011,0762BR | #06-021,2703BR | #06-038832BR | #06-041,2703BR | #06-051,2923BR | #06-069362BR | #06-071,2923BR | #06-081,2703BR |
| 05 | #05-011,0762BR | #05-021,2703BR | #05-038722BR | #05-041,2703BR | #05-051,2923BR | #05-069362BR | #05-071,2923BR | #05-081,2703BR |
| 04 | #04-011,0762BR | #04-021,2703BR | #04-038832BR | #04-041,2703BR | #04-051,2923BR | #04-069472BR | #04-071,2923BR | #04-081,2703BR |
| 03 | #03-011,0762BR | #03-021,2703BR | #03-038722BR | #03-041,2703BR | #03-051,2923BR | #03-069362BR | #03-071,2923BR | #03-081,2703BR |
| 02 | #02-038832BR | #02-041,2703BR | #02-051,2923BR | #02-069472BR | #02-071,2923BR |
10 realized resale exits at PAYA LEBAR RESIDENCES over the 5y window — 10 profitable, 0 at a loss, averaging 4.81%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 3BR | 3 | 23y 4m | 4.11% |
| 4BR | 7 | 23y 7m | 5.10% |
| Total | 10 | 23y 6m | 4.81% |
No loss-making resales in this window — every matched exit sold above its matched entry price.
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.
Exit Audience is a haio+ feature
Start your 3-day free trial — no charge today, cancel anytime.
If you bought at PAYA LEBAR RESIDENCES today at ~$1,805 psf (the recent resale median — last 12 months, 3 sales)…
95.4%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=108 traced current owners, 100.0% unit-exact
the Exit-Risk band is a haio+ feature
Start your 3-day free trial — no charge today, cancel anytime.
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
When direct sun lands on a West-facing window at PAYA LEBAR RESIDENCES, for the date you pick.
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.
Anchored to this project's estimated price (~S$2.3M, the median of recent sale transactions at PAYA LEBAR RESIDENCES) — drag to explore what else that budget buys across Singapore.
151 within 1 km
| 121 m | Simsville | LH | 1998 | $1,430 |
| 166 m | Sims Residences | LH | 2002 | $1,137 |
| 194 m | Sunflower Grandeur | FH | — | — |
| 231 m | Sims Dorado | FH | 2008 | $1,545 |
| 235 m | Park Place Residences At Plq | LH | 2019 | $2,267 |
| 248 m | D'Weave | FH | 2014 | $1,619 |
| 256 m | Guilin Mansions | FH | — | — |
| 310 m | Palm Lodge | FH | 1992 | $1,349 |
| 311 m | Sunny Grove | FH | — | $1,165 |
| 318 m | Fuyuen Court | FH | 1997 | $1,324 |
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.
MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.
What's next
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.