The Tier
PEGU ROAD · D12
Median PSF · 12m
S$1,585
Median price · 12m
S$870K
Latest sale
S$870K
May 2026
1-year change
+2.4%
Sales · 12m
1
14 all time
Gross yield
4.14%
19 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
- +5.4%
- Annualised
- +2.1%
- Transactions
- 14
- 1 year
- +2.4%
- 3 years p.a.
- +1.5%
- 5 years p.a.
- +1.1%
- Median size
- 538 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Tier | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$1,585 | S$1,748 | -9.3% |
| Median price | S$870K | S$1.50M | -42.0% |
| Gross rental yield | 4.14% | 3.73% | +0.4 pts |
| 1-year price change | +2.4% | +2.3% | +0.0 pts |
This development trades about 9% below the D12 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,100
Contracts · 12m
19
Implied annual rent
S$37K
Gross yield
4.14%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 12 | S$2,950 |
| 2 bedroom | 7 | S$3,450 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
55/100
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%83
Gross yield against every other development in its segment.
- Supply riskweight 10%65
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%64
How its median price per square foot compares with its own district.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%33
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%24
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 900 m.
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
- Novena MRT900 m
- Toa Payoh MRT1.2 km
- Boon Keng MRT1.2 km
- Farrer Park MRT1.3 km
Schools within 2 km
- Northlight Schoolsecondary (s1-s4)660 m
- Hong Wen Schoolprimary700 m
- St. Joseph'S Institution Juniorprimary900 m
- Bendemeer Secondary Schoolsecondary (s1-s5)1.1 km
- Farrer Park Primary Schoolprimary1.2 km
- Chij Secondary (Toa Payoh)secondary (s1-s5)1.4 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 units1.3 km
- SANCTUARY@NEWTONASK Development Pte Ltd38 units1.4 km
- ENCHANT�Evelyn Pte Ltd25 units1.5 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.5 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 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$870,000 | 549 sqft | S$1,585 | 16-20 | — |
| Sep 2025 | Apartment | S$860,000 | 538 sqft | S$1,598 | 06-10 | — |
| May 2025 | Apartment | S$750,000 | 495 sqft | S$1,515 | 11-15 | — |
| Feb 2025 | Apartment | S$850,000 | 549 sqft | S$1,548 | 11-15 | — |
| Sep 2024 | Apartment | S$812,088 | 549 sqft | S$1,479 | 11-15 | — |
| Mar 2023 | Apartment | S$750,000 | 495 sqft | S$1,515 | 11-15 | — |
| Sep 2022 | Apartment | S$828,000 | 538 sqft | S$1,538 | 01-05 | — |
| Jun 2022 | Apartment | S$828,000 | 538 sqft | S$1,538 | 06-10 | — |
| May 2022 | Apartment | S$905,000 | 549 sqft | S$1,649 | 16-20 | — |
| Apr 2022 | Apartment | S$828,000 | 538 sqft | S$1,538 | 06-10 | — |
| Dec 2021 | Apartment | S$939,900 | 646 sqft | S$1,455 | 01-05 | — |
| Dec 2021 | Apartment | S$870,000 | 538 sqft | S$1,617 | 06-10 | — |
| Sep 2021 | Apartment | S$820,000 | 538 sqft | S$1,524 | 06-10 | — |
| Sep 2021 | Apartment | S$813,800 | 549 sqft | S$1,482 | 11-15 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Chelsea Grove
S$1,230
-17.2%1 sales3.0% yield
Ava Towers
S$1,549
+1.2%2 sales2.5% yield
The Axis
S$1,797
+2.6%3 sales4.0% yield
The Ansley
S$1,746
-9.6%3 sales3.7% yield
Mandale Heights
S$1,486
-21.9%2 sales4.2% yield
M21
S$2,017
+19.4%3 sales3.0% yield
Residential Apartments
S$1,045
-10.2%1 sales
Bliss Loft
S$1,412
-2.0%3 sales4.6% yield
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.