Rent vs D15 +20.8%
Rents above district median
Opera Estate's latest 12-month median rent is $5,800 compared with the D15 median of $4,800 for the same period. Use this district check before narrowing by bedroom and area band.
Opera Estate rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 39 Aida Street Opera Estate Singapore 459964
Open map
Quick summary about Opera Estate
Opera Estate is a freehold apartment in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 213 rentals and 187 sales.
- Latest 12M median rent is $5,800 per month from 38 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $4,452,000, with median sale PSF at $2,400 psf from 42 sales.
- Rent is down 28.6% over the last 3 months. Sale PSF is up 14.4% over the last 3 months.
Opera Estate Market Brief
Compare the project with D15 across rent, sale PSF, tenure and transaction activity.
Compared with D15
Sale PSF vs D15 +4.2%
Sale PSF near district median
Opera Estate's latest 12-month median sale PSF is $2,400 psf versus the D15 median of $2,303 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 1.56%
Rent support below district screen
Gross yield is roughly 1.56% versus a D15 screen of 2.10%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 95.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +5.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Opera Estate against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,800
Is the asking rent fair?
$5,500 to $6,100 is the first fair-rent band to check. Above $6,100 should have a visible reason.
Latest 12M median sale PSF $2,400 psf
Is the purchase price fair?
$4,320,000 to $4,590,000 and $2,330 to $2,470 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,600
Are similar units renting for more?
Unknown bedroom and 1,500 to 2,000 sqft give the closest unit-size checks.
Rent stability 95.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +5.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Opera Estate Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Detached House, Non-Landed Properties, Semi-Detached House, Terrace House
Sales 184 resale transactions, 3 new sale transactions
Total sold value $876.0M
Opera Estate Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 213 Jun 2021 to Jun 2026
Sale transactions 187 Jun 2021 to Jul 2026
Rent trend -28.6% Last 3 months
Sale PSF trend 14.4% Last 3 months
Opera Estate 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
BEDOK MRT STATION (EW5) 0.56 km away
SIGLAP MRT STATION (TE28) 1.12 km away
KEMBANGAN MRT STATION (EW6) 1.6 km away
Schools nearby
OPERA ESTATE PRIMARY SCHOOL 0.39 km away
KNOWLEDGE PARK EDUCARE PTE LTE (OPERA ESTATE PRIMARY SCHOOL) 0.4 km away
GLOBAL INDIAN INTERNATIONAL SCHOOL (EAST COAST CAMPUS) 0.79 km away
SFA EDUHEARTS INTERNATIONAL SCHOOL 1.05 km away
Amenities
SIGLAP PARK CONNECTOR Park / green link · 1.47 km away
BEDOK INTERCHANGE HAWKER CENTRE Food centre · 0.67 km away
Opera Estate Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,000 58 rentals in view
Latest median sale PSF $2,516 psf 72 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 2 $2,516 psf $3,775,000
Jun 2026 3 $4,000 2 $2,941 psf $4,394,444
May 2026 3 $5,600 4 $2,661 psf $6,465,000
Apr 2026 2 $5,000 7 $2,265 psf $5,200,000
Mar 2026 5 $7,000 2 $2,326 psf $3,827,500
Feb 2026 5 $8,000 7 $2,688 psf $4,880,000
Jan 2026 5 $6,200 5 $2,367 psf $3,618,888
Dec 2025 4 $5,650 1 $3,470 psf $5,550,000
Nov 2025 2 $5,450 3 $2,910 psf $4,638,000
Oct 2025 2 $5,750 5 $1,894 psf $4,424,000
Sept 2025 1 $2,650 4 $2,257 psf $3,604,000
Aug 2025 4 $5,075 4 $2,032 psf $3,903,000
Projects Similar to Opera Estate
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold One Amber 3.8 km away 829 transactions
- Median rent
- $5,700
- Median sale PSF
- $2,144 psf
- Median rent
- $5,300
- Median sale PSF
- $1,861 psf
- Median rent
- $5,100
- Median sale PSF
- $2,164 psf
- Median rent
- $6,300
- Median sale PSF
- $2,246 psf
- Median rent
- $4,900
- Median sale PSF
- $1,816 psf
- Median rent
- $5,600
- Median sale PSF
- $2,330 psf
Opera Estate Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $4,600 $5,448 213
Opera Estate Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 1,000 sqft $4,000 $4,080 20
800 to 900 sqft $3,700 $4,186 7
900 to 1,000 sqft $3,150 $3,088 8
1,000 to 1,500 sqft $3,800 $4,104 46
1,000 to 1,100 sqft $2,900 $3,133 3
1,400 to 1,500 sqft $5,200 $5,200 2
1,500 to 2,000 sqft $4,275 $4,636 52
1,700 to 1,800 sqft $7,100 $7,100 1
Opera Estate Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $930,000 $650 psf 1
- $4,300,000 $2,115 psf 186
Opera Estate 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
Opera Estate shows a latest 12-month median monthly rent of $5,800 across 38 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,800
Rentals in period 38
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
Latest 12M sales at Opera Estate show a median price of $4,452,000 and $2,400 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $4,452,000
Latest 12M median PSF $2,400 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. Opera Estate has 187 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $876.0M
Latest record Jul 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.
Run Opera Estate numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,800/mo Test gross and net yield against typical rent. Buy vs rent $4.5M Compare ownership cost against renting. Mortgage $4.5M Estimate monthly payment from the sale price. Stamp duty $2,400 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D15 to compare Opera Estate 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.
Opera Estate FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Opera Estate?
Opera Estate has a latest 12-month median monthly rent of $5,800 across 38 rentals in that period.
What is the typical sale price at Opera Estate?
The latest 12-month median sale price for Opera Estate is $4,452,000, based on 42 sales in that period.
What is the median sale PSF at Opera Estate?
The latest 12-month median sale price per square foot for Opera Estate is $2,400 psf. The average for the same period is $2,407 psf.
Is Opera Estate freehold or leasehold?
Opera Estate is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Opera Estate located?
Opera Estate is located at 39 Aida Street Opera Estate Singapore 459964 in D15 / Katong, Joo Chiat, Amber Road.
How current is the Opera Estate 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.