Suites @ Paya Lebar
UPPER PAYA LEBAR ROAD · D19
Median PSF · 12m
S$1,742
Median price · 12m
S$679K
Latest sale
S$660K
Jul 2026
1-year change
+7.1%
Sales · 12m
5
42 all time
Gross yield
4.32%
38 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
- +16.4%
- Annualised
- +3.4%
- Transactions
- 42
- 1 year
- +7.1%
- 3 years p.a.
- +1.9%
- 5 years p.a.
- +3.0%
- Median size
- 409 sqft
Against the neighbourhood
How it compares within D19
Serangoon Gardens, Hougang, Punggol, Sengkang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Suites @ Paya Lebar | D19 median | Difference |
|---|---|---|---|
| Median PSF | S$1,742 | S$1,670 | +4.3% |
| Median price | S$679K | S$1.78M | -61.9% |
| Gross rental yield | 4.32% | 3.01% | +1.3 pts |
| 1-year price change | +7.1% | -4.0% | +11.1 pts |
This development trades about 4% above the D19 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$2,500
Contracts · 12m
38
Implied annual rent
S$30K
Gross yield
4.32%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 19 | S$2,500 |
| All units | 15 | S$2,500 |
| 2 bedroom | 4 | S$3,250 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
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.
- Rental yieldweight 20%87
Gross yield against every other development in its segment.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%77
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bartley MRT at 360 m.
- Supply riskweight 10%46
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%39
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%24
How its median price per square foot compares with its own district.
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
- Bartley MRT360 m
- Tai Seng MRT1.0 km
- Serangoon MRT1.3 km
- Serangoon Interchange MRT1.4 km
Schools within 2 km
- Bartley Secondary Schoolsecondary (s1-s5)350 m
- Maris Stella High Schoolmixed level (p1-s4)590 m
- Paya Lebar Methodist Girls' School (Primary)primary740 m
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)840 m
- Paya Lebar Methodist Girls' School (Secondary)secondary (s1-s5)910 m
- Cedar Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JANSEN HOUSEMequity GS Pte Ltd21 units2.0 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | Apartment | S$660,000 | 377 sqft | S$1,752 | 01-05 | — |
| Jan 2026 | Apartment | S$1,028,000 | 678 sqft | S$1,516 | 01-05 | — |
| Jan 2026 | Apartment | S$678,888 | 398 sqft | S$1,705 | 01-05 | — |
| Jan 2026 | Apartment | S$666,588 | 377 sqft | S$1,769 | 01-05 | — |
| Oct 2025 | Apartment | S$690,000 | 398 sqft | S$1,733 | 01-05 | — |
| Aug 2025 | Apartment | S$1,480,000 | 1,389 sqft | S$1,066 | 01-05 | — |
| Aug 2025 | Apartment | S$660,000 | 377 sqft | S$1,752 | 01-05 | — |
| May 2025 | Apartment | S$998,000 | 614 sqft | S$1,627 | 01-05 | — |
| Nov 2024 | Apartment | S$980,000 | 646 sqft | S$1,517 | 01-05 | — |
| Oct 2024 | Apartment | S$600,000 | 366 sqft | S$1,639 | 01-05 | — |
| Jul 2024 | Apartment | S$1,200,000 | 1,238 sqft | S$969 | 01-05 | — |
| Jul 2024 | Apartment | S$750,000 | 398 sqft | S$1,883 | 01-05 | — |
| Jun 2024 | Apartment | S$1,050,000 | 721 sqft | S$1,456 | 01-05 | — |
| Apr 2024 | Apartment | S$625,000 | 377 sqft | S$1,659 | 01-05 | — |
| Mar 2024 | Apartment | S$739,000 | 409 sqft | S$1,807 | 01-05 | — |
| Jan 2024 | Apartment | S$1,658,000 | 1,389 sqft | S$1,194 | 01-05 | — |
| Oct 2023 | Apartment | S$713,000 | 409 sqft | S$1,743 | 01-05 | — |
| Sep 2023 | Apartment | S$688,000 | 420 sqft | S$1,639 | 01-05 | — |
| Sep 2023 | Apartment | S$680,000 | 398 sqft | S$1,707 | 01-05 | — |
| Sep 2023 | Apartment | S$645,000 | 377 sqft | S$1,712 | 01-05 | — |
| Sep 2023 | Apartment | S$620,000 | 398 sqft | S$1,557 | 01-05 | — |
| Jul 2023 | Apartment | S$620,000 | 377 sqft | S$1,646 | 01-05 | — |
| Jun 2023 | Apartment | S$1,118,000 | 1,238 sqft | S$903 | 01-05 | — |
| Jun 2023 | Apartment | S$655,000 | 398 sqft | S$1,645 | 01-05 | — |
| May 2023 | Apartment | S$620,000 | 377 sqft | S$1,646 | 01-05 | — |
| Apr 2023 | Apartment | S$970,000 | 646 sqft | S$1,502 | 01-05 | — |
| Apr 2023 | Apartment | S$685,000 | 409 sqft | S$1,675 | 01-05 | — |
| Mar 2023 | Apartment | S$648,000 | 409 sqft | S$1,584 | 01-05 | — |
| Mar 2023 | Apartment | S$610,000 | 366 sqft | S$1,667 | 01-05 | — |
| Dec 2022 | Apartment | S$655,000 | 409 sqft | S$1,601 | 01-05 | — |
| Dec 2022 | Apartment | S$633,000 | 398 sqft | S$1,589 | 01-05 | — |
| Sep 2022 | Apartment | S$630,000 | 409 sqft | S$1,540 | 01-05 | — |
| Aug 2022 | Apartment | S$650,000 | 409 sqft | S$1,589 | 01-05 | — |
| Aug 2022 | Apartment | S$639,000 | 398 sqft | S$1,604 | 01-05 | — |
| Jul 2022 | Apartment | S$945,000 | 646 sqft | S$1,463 | 01-05 | — |
| Jul 2022 | Apartment | S$900,000 | 635 sqft | S$1,417 | 01-05 | — |
| Jul 2022 | Apartment | S$885,000 | 614 sqft | S$1,442 | 01-05 | — |
| Jun 2022 | Apartment | S$612,000 | 409 sqft | S$1,496 | 01-05 | — |
| Apr 2022 | Apartment | S$590,000 | 377 sqft | S$1,566 | 01-05 | — |
| Nov 2021 | Apartment | S$1,376,000 | 1,399 sqft | S$983 | 01-05 | — |
Showing the 40 most recent of 42 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Fragrant Gardens
S$1,493
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Botanique At Bartley
S$1,999
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La Dolce Vita
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Bayou Residence
S$1,446
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The Vue
S$1,595
-0.4%4 sales4.4% yield
Evania
S$1,548
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Landed Housing Development
S$2,204
+8.8%8 sales2.2% yield
Landed Housing Development
S$1,673
—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.