CONDODistrict 27

THE ESTUARY

Name: THE ESTUARY
Address: SG

Details

Project: THE ESTUARY
TOP year: 2013
Tenure: 99
Lease start: 2008
Land size: 26,949 sqm (290,077 sqft)
Plot ratio: 2.1
Developer: MCL Land (Warren) Pte.Ltd.
Gross rental yield: ~3.4% · ~$1.5M (est.)
Storeys: 17
Market segment: OCR
Total units: 608
Blocks: 7
District: 27

Unit Catalogue for THE ESTUARY

Bedroom type	No. of units	%	Size range	Gross rent
1-bedroom	85	14%	592–689 sqft	—
2-bedroom	203	34%	904–1,281 sqft	S$3,700/mo
3-bedroom	258	43%	1,184–1,442 sqft	S$4,500/mo*
4-bedroom	55	9%	1,453–1,615 sqft	S$5,325/mo*

* Gross rent is a trailing-12-month median; a starred figure is from a thin rental sample.

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)
2 BR	~3.6%	~$1.22M	55
3 BR	~3.1%· low sample (4 sales)	~$1.75M	56
4 BR	~3.2%· low sample (4 leases, 2 sales)	~$2M	4

Relevant market insights

Primary Schools Within 1 km / 2 km

Peiying Primary School≤ 1 km720 m
Naval Base Primary SchoolWithin 1 km of blocks 97 & 99 only≤ 1 km910 m
Northland Primary School1–2 km1.45 km
Jiemin Primary School1–2 km1.87 km

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.

En-bloc likelihood

Very low likelihood

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

THE ESTUARY 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

Moderate selling pressure

About typical readiness to sell for a property of this profile.

haio has transaction records for 568 of 608 units at THE ESTUARY — the units we can track. Of those, 89% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 62% have been held for more than 10 years.

89%

Free to sell (no SSD)

504 of 568 tracked units are past the 3-year SSD period

100%

Sitting on a gain

483 of 484 resales sold above what the seller paid

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 976 total recorded transactions.


Feb 2026	2BR	$1,480,000	1,119	$1,323
Feb 2026	3BR	$1,800,000	1,184	$1,520
Feb 2026	4BR	$1,900,000	1,528	$1,243
Jan 2026	3BR	$1,550,000	1,302	$1,190
Jan 2026	4BR	$2,100,000	1,528	$1,374
Jan 2026	2BR	$1,212,000	925	$1,310
Dec 2025	2BR	$1,305,000	904	$1,444
Nov 2025	3BR	$1,968,000	1,302	$1,512
Nov 2025	2BR	$1,110,000	914	$1,214
Oct 2025	2BR	$1,260,000	925	$1,362

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

Recent condo transactions from other properties nearby.

No nearby condo transactions match these filters — widen the distance slider or clear the bedroom / size filters to see more.

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 THE ESTUARY

Beds

	01	02	03	04	05	06
17	#17-019042BR	#17-029152BR	#17-036031BR	#17-045921BR	#17-055921BR	#17-066031BR
16	#16-019042BR	#16-029152BR	#16-036031BR	#16-045921BR	#16-055921BR	#16-066031BR
15	#15-019042BR	#15-029152BR	#15-036031BR	#15-045921BR	#15-055921BR	#15-066031BR
14	#14-019042BR	#14-029152BR	#14-036031BR	#14-045921BR	#14-055921BR	#14-066031BR
13	#13-019042BR	#13-029152BR	#13-036031BR	#13-045921BR	#13-055921BR	#13-066031BR
12	#12-019042BR	#12-029152BR	#12-036031BR	#12-045921BR	#12-055921BR	#12-066031BR
11	#11-019042BR	#11-029152BR	#11-036031BR	#11-045921BR	#11-055921BR	#11-066031BR
10	#10-019042BR	#10-029152BR	#10-036031BR	#10-045921BR	#10-055921BR	#10-066031BR
09	#09-019042BR	#09-029152BR	#09-036031BR	#09-045921BR	#09-055921BR	#09-066031BR
08	#08-019042BR	#08-029152BR	#08-036031BR	#08-045921BR	#08-055921BR	#08-066031BR
07	#07-019042BR	#07-029152BR	#07-036031BR	#07-045921BR	#07-055921BR	#07-066031BR
06	#06-019042BR	#06-029152BR	#06-036031BR	#06-045921BR	#06-055921BR	#06-066031BR
05	#05-019042BR	#05-029152BR	#05-036031BR	#05-045921BR	#05-055921BR	#05-066031BR
04	#04-019042BR	#04-029152BR	#04-036031BR	#04-045921BR	#04-055921BR	#04-066031BR
03	#03-019042BR	#03-029152BR	#03-036031BR	#03-045921BR	#03-055921BR	#03-066031BR
02	#02-019042BR	#02-029152BR	#02-036031BR	#02-045921BR	#02-055921BR	#02-066031BR
01	#01-011,0982BR	#01-021,0982BR	#01-036891BR	#01-046781BR	#01-056781BR	#01-066891BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

127 realized resale exits at THE ESTUARY over the 5y window — 127 profitable, 0 at a loss, a median 3.38%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	18	13y 0m	$838	$1,240	S$244,335	3.11%
3BR	34	13y 9m	$810	$1,254	S$425,954	3.38%
4BR	67	13y 2m	$732	$1,128	S$495,980	3.42%
5BR+	8	14y 4m	$689	$1,293	S$922,180	4.56%
Total	127	13y 4m	$741	$1,197	S$450,200	3.38%

Loss Distribution

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.

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 THE ESTUARY. 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 THE ESTUARY today at ~$1,311 psf (the recent resale median — last 12 months, 16 sales)…

94.9%

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

n=568 traced current owners, 99.5% unit-exact

haio+

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 THE ESTUARY, 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$1.45M, the median of recent sale transactions at THE ESTUARY) — drag to explore what else that budget buys across Singapore.

Nearby Condos

1 within 1 km

Lowest

$1,008

psf

Average

$1,008

psf

Highest

$1,008

psf

This propertyNearby condo


344 m	Orchid Park Condominium	LH	1994	$1,008

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.