Pristine Heights
MERGUI ROAD · D08
Median PSF · 12m
S$1,681
Median price · 12m
S$1.29M
Latest sale
S$2.28M
May 2026
1-year change
+0.6%
Sales · 12m
3
15 all time
Gross yield
3.46%
15 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +13.4%
- Annualised
- +4.7%
- Transactions
- 15
- 1 year
- +0.6%
- 3 years p.a.
- +1.9%
- 5 years p.a.
- —
- Median size
- 850 sqft
Against the neighbourhood
How it compares within D08
Little India, Farrer Park, Jalan Besar. All figures are medians over the last 12 months for private homes in this district.
| Measure | Pristine Heights | D08 median | Difference |
|---|---|---|---|
| Median PSF | S$1,681 | S$1,786 | -5.9% |
| Median price | S$1.29M | S$1.64M | -20.9% |
| Gross rental yield | 3.46% | 4.00% | -0.5 pts |
| 1-year price change | +0.6% | +1.5% | -0.9 pts |
This development trades about 6% below the D08 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,200
Contracts · 12m
15
Implied annual rent
S$50K
Gross yield
3.46%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 bedroom | 9 | S$4,300 |
| 2 bedroom | 6 | S$3,950 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%92
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%78
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%61
Gross yield against every other development in its segment.
- Valuationweight 22%57
How its median price per square foot compares with its own district.
- Locationweight 15%49
Distance to the nearest rail station, plus schools within 1 km. Nearest is Farrer Park MRT at 620 m.
- Price momentumweight 18%38
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Farrer Park MRT620 m
- Novena MRT1.0 km
- Boon Keng MRT1.1 km
- Little India Interchange MRT1.2 km
Schools within 2 km
- Northlight Schoolsecondary (s1-s4)460 m
- Farrer Park Primary Schoolprimary560 m
- St. Joseph'S Institution Juniorprimary720 m
- Hong Wen Schoolprimary800 m
- Bendemeer Secondary Schoolsecondary (s1-s5)1.3 km
- Anglo-Chinese School (Junior)primary1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units660 m
- SANCTUARY@NEWTONASK Development Pte Ltd38 units1.2 km
- ENCHANT�Evelyn Pte Ltd25 units1.3 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.4 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.5 km
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | Apartment | S$2,280,000 | 1,356 sqft | S$1,681 | 11-15 | — |
| Jan 2026 | Apartment | S$1,200,000 | 732 sqft | S$1,639 | 06-10 | — |
| Nov 2025 | Apartment | S$1,295,000 | 732 sqft | S$1,769 | 16-20 | — |
| Dec 2024 | Apartment | S$1,755,000 | 1,076 sqft | S$1,630 | 06-10 | — |
| Oct 2024 | Apartment | S$2,320,000 | 1,356 sqft | S$1,711 | 16-20 | — |
| Sep 2024 | Apartment | S$2,240,000 | 1,356 sqft | S$1,652 | 16-20 | — |
| May 2024 | Apartment | S$2,138,000 | 1,356 sqft | S$1,576 | 06-10 | — |
| May 2024 | Apartment | S$1,460,000 | 850 sqft | S$1,717 | 11-15 | — |
| Feb 2024 | Apartment | S$1,208,000 | 732 sqft | S$1,650 | 11-15 | — |
| Dec 2023 | Apartment | S$1,180,000 | 732 sqft | S$1,612 | 11-15 | — |
| Oct 2022 | Apartment | S$1,350,000 | 850 sqft | S$1,588 | 16-20 | — |
| Jun 2022 | Apartment | S$1,535,000 | 1,076 sqft | S$1,426 | 06-10 | — |
| Nov 2021 | Apartment | S$1,100,000 | 732 sqft | S$1,503 | 06-10 | — |
| Oct 2021 | Apartment | S$2,010,000 | 1,356 sqft | S$1,482 | 16-20 | — |
| Oct 2021 | Apartment | S$1,060,000 | 732 sqft | S$1,448 | 16-20 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Cityscape @Farrer Park
S$1,690
+0.9%13 sales4.3% yield
Forte Suites
S$1,830
-1.1%6 sales3.7% yield
Kentish Green
S$1,296
+1.0%2 sales4.5% yield
Kentish Court
S$1,317
+0.8%1 sales3.8% yield
Kentish Lodge
S$1,261
+2.8%2 sales4.1% yield
Citigate Residence
S$1,540
—1 sales3.6% yield
Loft @ Rangoon
S$1,352
—1 sales3.0% yield
Rangoon Apartments
S$1,316
-4.5%1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.