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 | 99 |
|---|---|
| Blocks | 2 |
| Size range | 366–1,389 sqft |
| Bedrooms | Units | Share |
|---|---|---|
| 1-bedroom | 79 | 80% |
| 2-bedroom | 20 | 20% |
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 | ~4.4%· low sample (4 sales) | ~$675K | 36 |
| 2 BR | ~2.9%· low sample (2 sales) | ~$1.33M | 10 |
Relevant market insights
Very low because this development is young — recently completed condos see almost no collective-sale interest.
SUITES @ PAYA LEBAR 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
Fewer neighbours are free or motivated to sell than at most comparable properties.
haio tracks 96 of 99 units at SUITES @ PAYA LEBAR. 78% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 43% have been held over 10 years.
78%
Free to sell now
75 of 96 tracked · past SSD
88%
Sitting on a gain
76 of 86 resales sold above cost
Showing 10 of 174 total recorded transactions.
| Jan 2026 | 2BR | $1,028,000 | 678 | $1,516 | |
| Jan 2026 | 1BR | $678,888 | 398 | $1,706 | |
| Jan 2026 | 1BR | $666,588 | 376 | $1,773 | |
| Oct 2025 | 1BR | $690,000 | 398 | $1,734 | |
| Aug 2025 | 2BR | $1,480,000 | 1,388 | $1,066 | |
| Aug 2025 | 1BR | $660,000 | 376 | $1,755 | |
| May 2025 | 2BR | $998,000 | 613 | $1,628 | |
| Nov 2024 | 2BR | $980,000 | 645 | $1,519 | |
| Oct 2024 | 1BR | $600,000 | 366 | $1,639 | |
| Jul 2024 | 1BR | $750,000 | 398 | $1,884 |
26 condo transactions from other properties within 300 m, newest first.
| Project | Distance | Date | Type | Beds | Price (SGD) | Area (sqft) | PSF |
|---|---|---|---|---|---|---|---|
| Evania | 126 m | Jun 2026 | Resale | 3BR | $1,645,000 | 1,076 | $1,529 |
| Evania | 126 m | May 2026 | Resale | 3BR | $1,910,000 | 1,227 | $1,557 |
| Urban Residences | 45 m | Apr 2026 | Resale | 1BR | $745,000 | 484 | $1,539 |
| Evania | 126 m | Apr 2026 | Resale | 2BR | $1,470,000 | 936 | $1,571 |
| Cherryhill | 277 m | Apr 2026 | Resale | 2BR | $1,600,000 | 914 | $1,751 |
| Tangerine Grove | 42 m | Mar 2026 | Resale | 3BR | $2,130,000 | 1,184 | $1,799 |
| Jade Residences | 279 m | Feb 2026 | Resale | 2BR | $1,428,000 | 1,011 | $1,412 |
| Cherryhill | 277 m | Dec 2025 | Resale | 3BR | $2,350,000 | 1,453 | $1,617 |
| Tangerine Grove | 42 m | Nov 2025 | Resale | 3BR | $2,370,000 | 1,388 | $1,707 |
| Jade Residences | 279 m | Oct 2025 | Resale | 2BR | $1,052,000 | 592 | $1,777 |
| Jade Residences | 279 m | Oct 2025 | Resale | 3BR | $1,440,000 | 731 | $1,970 |
| Cherry Gardens | 172 m | Aug 2025 | Resale | 3BR | $1,880,000 | 2,163 | $869 |
| Cherry Gardens | 172 m | Aug 2025 | Resale | 3BR | $1,750,000 | 2,238 | $782 |
| Rosalia Park | 221 m | Aug 2025 | Resale | 2BR | $1,405,000 | 1,119 | $1,256 |
| Prestige Point | 84 m | Jun 2025 | Resale | 1BR | $1,120,000 | 742 | $1,509 |
| Tangerine Grove | 42 m | May 2025 | Resale | 3BR | $2,308,888 | 1,367 | $1,689 |
| Urban Residences | 45 m | May 2025 | Resale | 2BR | $1,300,000 | 861 | $1,510 |
| Rosalia Park | 221 m | May 2025 | Resale | 2BR | $1,470,000 | 1,151 | $1,277 |
| Cherryhill | 277 m | May 2025 | Resale | 3BR | $2,450,000 | 1,453 | $1,686 |
| Urban Residences | 45 m | Mar 2025 | Resale | 1BR | $750,000 | 505 | $1,485 |
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 SUITES @ PAYA LEBAR
| 01 | 02 | 03 | 04 | 05 | 06 | 07 | 08 | 09 | 10 | |
|---|---|---|---|---|---|---|---|---|---|---|
| 05 | #05-013981BR | #05-021,3892BR | #05-031,3892BR | #05-043981BR | #05-053661BR | #05-061,2381BR | #05-074091BR | #05-084091BR | #05-091,2381BR | #05-103661BR |
| 04 | #04-013981BR | #04-026142BR | #04-036142BR | #04-043981BR | #04-053661BR | #04-063661BR | #04-074091BR | #04-084091BR | #04-093661BR | #04-103661BR |
| 03 | #03-013981BR | #03-026142BR | #03-036142BR | #03-043981BR | #03-053661BR | #03-063661BR | #03-074091BR | #03-084091BR | #03-093661BR | #03-103661BR |
| 02 | #02-013981BR | #02-026142BR | #02-036142BR | #02-043981BR | #02-053661BR | #02-063661BR | #02-074091BR | #02-084091BR | #02-093661BR | #02-103661BR |
| 01 | #01-013981BR | #01-026462BR | #01-037212BR | #01-044091BR | #01-054521BR | #01-064521BR | #01-084091BR | #01-093771BR | #01-103771BR |
42 realized resale exits at SUITES @ PAYA LEBAR over the 5y window — 40 profitable, 2 at a loss, averaging 1.48%/yr.
| Unit Type | Volume | Holding (avg) | Annualised (avg) |
|---|---|---|---|
| 1BR | 29 | 11y 10m | 1.71% |
| 2BR | 8 | 11y 9m | 1.43% |
| 4BR | 5 | 11y 8m | 0.24% |
| Total | 42 | 11y 10m | 1.48% |
| Unit Type | Count | Avg PSF Buy | Avg PSF Sell | Avg Loss |
|---|---|---|---|---|
| 4BR | 2 | $1,330 | $937 | S$-486,394 |
2 of 42exits 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.
Exit Audience is a haio+ feature
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If you bought at SUITES @ PAYA LEBAR today at ~$1,720 psf (the recent resale median — last 12 months, 6 sales)…
93.8%
of current owners hold at a lower PSF — they could sell below your entry and still profit.
n=96 traced current owners, 100.0% unit-exact
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
When direct sun lands on a West-facing window at SUITES @ PAYA LEBAR, 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$700k, the median of recent sale transactions at SUITES @ PAYA LEBAR) — drag to explore what else that budget buys across Singapore.
76 within 1 km
| 28 m | Charles Ville | FH | 1986 | — |
| 42 m | Tangerine Grove | FH | 2007 | $1,707 |
| 45 m | Urban Residences | FH | 2014 | $1,499 |
| 84 m | Prestige Point | FH | 2016 | $1,509 |
| 126 m | Evania | FH | 2010 | $1,534 |
| 131 m | Calisay | FH | 1985 | — |
| 163 m | Minton Court | FH | 1992 | — |
| 172 m | Cherry Gardens | LH | 2004 | $826 |
| 185 m | Eastern Way Mansions | FH | 1983 | — |
| 221 m | Rosalia Park | FH | 1995 | $1,266 |
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
Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.