Insights Investment guide

Singapore condo investment yield guide

Investment yield is not just monthly rent divided by price. The useful question is whether the rent still works after costs, vacancy, tax, financing and resale risk.

Data is for research and comparison only.

Rentals 453,593 Rent side of the yield check

Sale records 136,318 Price side of the yield check

Best next tool Rental yield Use real project rent and sale price

Gross yield is only the first pass

Gross yield is useful because it is fast. Net yield is more honest because it accounts for owner costs and vacancy.

A premium project can have a large rent number and still show weak yield if the sale price is much larger.

What to make of this

This investment read is a shortlist tool, not a buy signal. The main anchors here are rentals 453,593 (Rent side of the yield check) and sale records 136,318 (Price side of the yield check). Strong rent only matters if the entry price, tenure, sale depth and holding costs still make sense after the first excitement wears off.

Hillion Residences in D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang is the first row I would open, with median rent $2,900 and median sale $820,000. I would open the top projects, check whether rent depth and sale depth both exist, then run the yield calculator with boring assumptions. Boring assumptions are where bad deals show themselves.

What I would check next

I would open the project page, check rental depth and sale depth, then run the yield calculator with conservative costs. A yield that only works under perfect assumptions is not really a strong yield.

The part people skip is exit risk. If sale activity is thin, the income may look fine today while the future resale path stays unclear.

Check rent stability

Stable rent matters because one unusually high lease should not carry the investment case.

Open the project page and look for rental depth, recent months and whether the project has enough data by area band.

Do not ignore resale

A rental yield can look acceptable while the sale market is thin. Thin sales make exit pricing harder to read.

Use sale PSF, median sale price and recent transaction depth before assuming the exit will be easy.

Projects to test for yield

These projects have both rent and sale evidence, which makes them better starting points for yield checks.

01 Hillion Residences D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang $2,900 Median rent $820,000 Median sale 4.24% Gross yield 02 Leonie Condotel D09 / Orchard, Cairnhill, River Valley $11,200 Median rent - Median sale - Gross yield 03 Spottiswoode 18 D02 / Anson, Tanjong Pagar $3,200 Median rent $943,000 Median sale 4.07% Gross yield 04 Banyan Condominium D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town $4,800 Median rent $2,250,000 Median sale 2.56% Gross yield 05 Pavilion Square D14 / Geylang, Eunos $2,600 Median rent $618,000 Median sale 5.05% Gross yield 06 Laurel Tree D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang $2,750 Median rent $726,888 Median sale 4.54% Gross yield 07 Point Loma D11 / Watten Estate, Novena, Thomson $6,500 Median rent - Median sale - Gross yield 08 High Park Residences D28 / Seletar $3,000 Median rent $1,012,800 Median sale 3.55% Gross yield 09 Robinson Suites D01 / Raffles Place, Cecil, Marina, People's Park $3,800 Median rent $1,377,500 Median sale 3.31% Gross yield 10 Watertown D19 / Serangoon Garden, Hougang, Punggol $3,100 Median rent $958,000 Median sale 3.88% Gross yield

Quick answers

Short answers based on the current data view.

What is a good condo rental yield?

There is no single good number. Compare similar projects and include costs, vacancy, financing, tenure and resale risk.

Should I use gross or net yield?

Use gross yield for a quick screen and net yield for the decision.

Can high rent still be a weak investment?

Yes. If the purchase price is very high or costs are heavy, yield can still be weak.