Montebleu rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 8 Minbu Road Montebleu Singapore 308162
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Condominium, Non-Landed Properties 216 transactions Freehold Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Montebleu
Montebleu is a freehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 184 rentals and 32 sales.
- Typical rent is $4,100 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,704,000, with median sale PSF at $1,899 psf and total recorded sale value of $66.1M.
- Rent is down 23.1% over the last 3 months. Sale PSF is up 2.2% over the last 3 months.
Montebleu Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 -19.6%
Rents below district median
Montebleu's median rent is $4,100 compared with the D11 median of $5,100. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D11 -9.4%
Sale PSF near district median
Montebleu's median sale PSF is $1,899 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.89%
Rent support above district screen
Gross yield is roughly 2.89% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 80.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -37.0%
Activity is lighter
17 recent transactions versus 27 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Montebleu against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Montebleu Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,100
Is the asking rent fair?
$3,900 to $4,300 is the first fair-rent band to check. Above $4,300 should have a visible reason.
Median sale PSF $1,899 psf
Is the purchase price fair?
$1,650,000 to $1,760,000 and $1,840 to $1,960 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,000
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 80.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -37.0%
Is activity rising?
Activity is lighter. 17 recent transactions versus 27 in the prior 6-month view.
Run Montebleu numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,100/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,899 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Montebleu Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 32 resale transactions
Total sold value $66.1M
Montebleu Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 184 Jun 2021 to May 2026
Sale transactions 32 Jul 2021 to May 2026
Rent trend -23.1% Last 3 months
Sale PSF trend 2.2% Last 3 months
Montebleu Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.79 km away
TOA PAYOH MRT STATION (NS19) 1.03 km away
FARRER PARK MRT STATION 1.29 km away
Schools nearby
BENDEMEER SECONDARY SCHOOL 1.21 km away
FARRER PARK PRIMARY SCHOOL 1.27 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.49 km away
SHG STUDENT CARE (BENDEMEER PRIMARY SCHOOL) 1.7 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.51 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.72 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.5 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.4 km away
Montebleu Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,900 51 rentals in view
Latest median sale PSF $1,982 psf 9 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 4 $3,900 1 $1,982 psf $1,600,000
Apr 2026 4 $4,150 0 - -
Mar 2026 1 $6,500 1 $1,956 psf $2,400,000
Feb 2026 1 $6,500 0 - -
Jan 2026 3 $5,400 0 - -
Dec 2025 2 $4,000 0 - -
Nov 2025 5 $3,800 0 - -
Oct 2025 1 $3,300 1 $1,982 psf $1,600,000
Sept 2025 6 $3,950 0 - -
Aug 2025 4 $4,100 1 $2,044 psf $1,650,000
Jul 2025 3 $4,000 2 $1,939 psf $2,009,000
Jun 2025 4 $3,650 0 - -
Projects Similar to Montebleu
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 368 Thomson 1.0 km away 299 transactions
- Median rent
- $4,150
- Median sale PSF
- $1,844 psf
- Median rent
- $3,950
- Median sale PSF
- $1,925 psf
- Median rent
- $4,000
- Median sale PSF
- $1,758 psf
- Median rent
- $3,500
- Median sale PSF
- $1,925 psf
- Median rent
- $4,100
- Median sale PSF
- $1,800 psf
- Median rent
- $4,200
- Median sale PSF
- $2,068 psf
Montebleu Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,200 $3,100 38
2 bed $4,000 $3,928 68
3 bed $5,400 $5,280 54
4 bed $6,850 $7,135 24
Montebleu Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,200 $3,100 38
800 to 900 sqft $4,000 $3,928 68
1,100 to 1,200 sqft $5,400 $5,271 41
1,200 to 1,300 sqft $5,325 $5,113 12
1,400 to 1,500 sqft $6,600 $6,605 10
1,500 to 1,600 sqft $6,600 $6,586 9
2,000 to 2,100 sqft $9,900 $9,900 2
2,100 to 2,200 sqft $8,000 $8,450 4
Montebleu Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,650,000 $1,510 psf 1
06 to 10 $1,634,000 $1,919 psf 4
11 to 15 $1,495,000 $1,852 psf 2
16 to 20 $1,822,500 $1,830 psf 6
21 to 25 $1,650,000 $1,939 psf 10
26 to 30 $1,708,000 $2,009 psf 5
31 to 35 $3,202,500 $1,542 psf 4
Montebleu Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Montebleu shows a typical monthly rent of $4,100 across 184 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,100
Rentals 184
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Montebleu point to a typical sale price of $1,704,000 and $1,899 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,704,000
Median PSF $1,899 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Montebleu has 32 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $66.1M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D11 to compare Montebleu against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Montebleu FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Montebleu?
Montebleu has a median monthly rent of $4,100 across 184 rentals.
What is the typical sale price at Montebleu?
The median sale price for Montebleu is $1,704,000, based on 32 sales on this page.
What is the median sale PSF at Montebleu?
The median sale price per square foot for Montebleu is $1,899 psf. The average sale PSF is $1,829 psf.
Is Montebleu freehold or leasehold?
Montebleu is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Montebleu located?
Montebleu is located at 8 Minbu Road Montebleu Singapore 308162 in D11 / Watten Estate, Novena, Thomson.
How current is the Montebleu transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.