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SUITES @ PAYA LEBAR

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SUITES @ PAYA LEBAR

Details

Project: SUITES @ PAYA LEBAR
TOP year: 2013
Tenure: Freehold
Land size: 3,043 sqm (32,756 sqft)
Plot ratio: 1.4
Developer: Fragrance Properties Pte Ltd
Gross rental yield: ~4.2% · ~$767K (est.) · low sample (4 sales)
Storeys: 5
Market segment: OCR
Total units: 99
Blocks: 2
District: 19

Transactions

Showing 10 of 175

Beds

Period

Size–sqft


Jul 2026		1BR	$660,000	377	$1,751
Jan 2026		2BR	$1,028,000	678	$1,516
Jan 2026		1BR	$678,888	398	$1,706
Jan 2026		1BR	$666,588	377	$1,768
Oct 2025		1BR	$690,000	398	$1,734
Aug 2025		2BR	$1,480,000	1,388	$1,066
Aug 2025		1BR	$660,000	377	$1,751
May 2025		2BR	$998,000	614	$1,625
Nov 2024		2BR	$980,000	646	$1,517
Oct 2024		1BR	$600,000	366	$1,639

Price Action

Rising+6.7%Last 12 months$1,734 psf

Beds

PSF (S$)10 sales · Sep 2024 to Aug 2026

typical range, $1,544 to $1,74612 month medianone 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 SUITES @ PAYA LEBAR

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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Which Projects Make Up The Supply

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Rental Demand

Unit Mix

Bedroom type	No. of units	%	Size range	Gross rent	Gross yield	Lease volume
1BR	79	80%	366-1,249 sqft	S$2,500/mo*	~4.3%· low sample (3 sales)	34
2BR	20	20%	614-1,389 sqft	S$3,250/mo*	~3.8%· low sample (1 sale)	10

* From a thin rental sample.

Estimate only, not financial advice.

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

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

Project	Distance	Date	Unit	Type	Beds	Price (SGD)	Area (sqft)	PSF
Jade Residences	279 m	Jul 2026		Resale	2BR	$1,135,000	614	$1,849
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	915	$1,749
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	1,012	$1,411
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
Cherry Gardens	172 m	Aug 2025		Resale	3BR	$1,880,000	2,164	$869
Cherry Gardens	172 m	Aug 2025		Resale	3BR	$1,750,000	2,239	$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	743	$1,507
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	1,152	$1,276
Cherryhill	277 m	May 2025		Resale	3BR	$2,450,000	1,453	$1,686
Urban Residences	45 m	Mar 2025		Resale	1BR	$750,000	506	$1,482

Nearby Condos

En-Bloc

Very low likelihood

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.

Profit & Loss

42 realized resale exits at SUITES @ PAYA LEBAR.40 profitable, 2 at a loss.Median 1.70%/yr over the 5y window.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
1BR	29	11y 10m	$1,342	$1,645	S$113,880	1.75%
2BR	8	11y 1m	$1,278	$1,483	S$149,530	1.41%
4BR	3	11y 3m	$850	$1,066	S$300,000	1.94%
Total	40	11y 8m	$1,334	$1,604	S$129,600	1.71%

Loss Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Loss	Med Annualised
4BR	2	12y 5m	$1,330	$936	S$-487,725	-2.80%
Total	2	12y 5m	$1,330	$936	S$-487,725	-2.80%

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.

Exit Risk

If you bought at SUITES @ PAYA LEBAR today: ~$1,734 psf.Resale median, last 12 months, 5 sales.

Where current owners entered (psf)

today ~$1,734

$920 p5median $1,398p95 $1,713

Your entry price$1,730 psf

95.0%

≈ top quartile for this project

of current owners entered below $1,734 psf — they could sell below your entry and still profit.

84.9%

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.

81 within 1 km

This property

$1,673

psf · 10 sales

Lowest

$825

psf

Average

$1,550

psf

Highest

$2,384

psf

Suites @ Paya Lebar sits 8% above the nearby average for the last 2 years of sales.


—	Suites @ Paya LebarThis property	FH	2013	$1,673
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	$1,466
126 m	Evania	FH	2010	$1,538
131 m	Calisay	FH	1985	—
163 m	Minton Court	FH	1992	—
172 m	Cherry Gardens	LH	2004	$825
185 m	Eastern Way Mansions	FH	1983	—
221 m	Rosalia Park	FH	1995	$1,266

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
Paya Lebar Methodist Girls' School (Primary)Phase 2C · 110 applied · 89 places	470 m	≤ 1 km	Balloted · 1–2 km	110	89
Inside the cut — offered before any ballot.
Maris Stella High School (Primary)Phase 2C · 124 applied · 62 places	810 m	≤ 1 km	Balloted · ≤ 1 km	124	62
Your band is exactly the cut — priority, but contested.

6 more schools in the 1–2 km band

School	Distance	Band	Ballot	Applied	Places
Yangzheng Primary SchoolPhase 2C · 98 applied · 47 places	1.16 km	1–2 km	Balloted · ≤ 1 km	98	47
Did not reach this home's band.
Xinghua Primary SchoolPhase 2C · 45 applied · 140 places	1.32 km	1–2 km	No ballot	45	140
Zhonghua Primary SchoolPhase 2C · 8 applied · 133 places	1.49 km	1–2 km	No ballot	8	133
Cedar Primary SchoolPhase 2C · 57 applied · 146 places	1.62 km	1–2 km	No ballot	57	146
St. Gabriel'S Primary SchoolPhase 2C · 70 applied · 82 places	1.89 km	1–2 km	No ballot	70	82
CHIJ Our Lady Of Good CounselPhase 2C · 44 applied · 93 places	1.92 km	1–2 km	No ballot	44	93

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 SUITES @ PAYA LEBAR

Beds

	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

1BR2BR· tile shows strata sq ft