Rent vs D19 -32.4%
Rents below district median
Suites @ Paya Lebar's latest 12-month median rent is $2,500 compared with the D19 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Suites @ Paya Lebar rent and sale price
D19 / Serangoon Garden, Hougang, Punggol
Address 420 Upper Paya Lebar Road Suites @ Paya Lebar Singapore 534049
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Quick summary about Suites @ Paya Lebar
Suites @ Paya Lebar is a freehold apartment in D19 / Serangoon Garden, Hougang, Punggol. The page currently tracks 229 rentals and 46 sales.
- Latest 12M median rent is $2,500 per month from 49 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $678,888, with median sale PSF at $1,733 psf from 5 sales.
- Rent is flat over the last 3 months. Sale PSF is up 14.2% over the last 3 months.
Suites @ Paya Lebar Market Brief
Compare the project with D19 across rent, sale PSF, tenure and transaction activity.
Compared with D19
Sale PSF vs D19 +3.8%
Sale PSF near district median
Suites @ Paya Lebar's latest 12-month median sale PSF is $1,733 psf versus the D19 median of $1,670 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 4.42%
Rent support above district screen
Gross yield is roughly 4.42% versus a D19 screen of 2.57%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 23.5% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -39.4%
Activity is lighter
20 recent transactions versus 33 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Suites @ Paya Lebar against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $2,500
Is the asking rent fair?
$2,400 to $2,650 is the first fair-rent band to check. Above $2,650 should have a visible reason.
Latest 12M median sale PSF $1,733 psf
Is the purchase price fair?
$660,000 to $700,000 and $1,680 to $1,780 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $2,500
Are similar units renting for more?
1 bed and 300 to 400 sqft give the closest unit-size checks.
Rent stability 23.5% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -39.4%
Is activity rising?
Activity is lighter. 20 recent transactions versus 33 in the prior 6-month view.
Suites @ Paya Lebar Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 46 resale transactions
Total sold value $36.7M
Suites @ Paya Lebar Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 229 Jun 2021 to Jun 2026
Sale transactions 46 Jun 2021 to Jul 2026
Rent trend 0.0% Last 3 months
Sale PSF trend 14.2% Last 3 months
Suites @ Paya Lebar 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
SERANGOON MRT STATION (NE12) 0.74 km away
SERANGOON MRT STATION (CC13) 0.83 km away
BARTLEY MRT STATION 0.88 km away
Schools nearby
PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) 0.54 km away
PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY) 0.55 km away
DPS INTERNATIONAL SCHOOL, SINGAPORE 0.58 km away
SAINT GABRIEL'S SECONDARY SCHOOL 0.63 km away
Amenities
JALAN PELIKAT PARK CONNECTOR Park / green link · 0.74 km away
WOODLEIGH VILLAGE HAWKER CENTRE Food centre · 1.49 km away
Suites @ Paya Lebar Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $2,550 67 rentals in view
Latest median sale PSF $1,752 psf 8 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,752 psf $660,000
Jun 2026 3 $2,550 0 - -
May 2026 3 $2,400 0 - -
Apr 2026 5 $2,550 0 - -
Mar 2026 6 $2,475 0 - -
Feb 2026 2 $2,850 0 - -
Jan 2026 6 $2,550 3 $1,705 psf $678,888
Dec 2025 7 $2,400 0 - -
Nov 2025 3 $3,000 0 - -
Oct 2025 3 $2,700 1 $1,733 psf $690,000
Sept 2025 4 $2,750 0 - -
Aug 2025 4 $2,500 2 $1,409 psf $1,070,000
Projects Similar to Suites @ Paya Lebar
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2018 Riverfront Residences 3.1 km away 1,571 transactions
- Median rent
- $3,000
- Median sale PSF
- $1,627 psf
- Median rent
- $2,700
- Median sale PSF
- $1,457 psf
- Median rent
- $2,800
- Median sale PSF
- $1,559 psf
- Median rent
- $2,600
- Median sale PSF
- $1,473 psf
- Median rent
- $2,600
- Median sale PSF
- $1,471 psf
- Median rent
- $3,100
- Median sale PSF
- $1,744 psf
Suites @ Paya Lebar Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,500 $2,451 129
2 bed $3,250 $3,024 29
Unknown $2,450 $2,393 71
Suites @ Paya Lebar Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
300 to 400 sqft $2,450 $2,368 125
400 to 500 sqft $2,550 $2,518 61
500 to 600 sqft $2,500 $2,350 10
600 to 700 sqft $3,225 $3,011 28
1,200 to 1,300 sqft $2,900 $3,167 3
1,300 to 1,400 sqft $3,450 $3,450 2
Suites @ Paya Lebar Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $663,294 $1,587 psf 46
Suites @ Paya Lebar 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
Suites @ Paya Lebar shows a latest 12-month median monthly rent of $2,500 across 49 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $2,500
Rentals in period 49
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 Suites @ Paya Lebar show a median price of $678,888 and $1,733 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $678,888
Latest 12M median PSF $1,733 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. Suites @ Paya Lebar has 46 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $36.7M
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 Suites @ Paya Lebar numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $2,500/mo Test gross and net yield against typical rent. Buy vs rent $678.9K Compare ownership cost against renting. Mortgage $678.9K Estimate monthly payment from the sale price. Stamp duty $1,733 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 D19 to compare Suites @ Paya Lebar 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.
Suites @ Paya Lebar FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Suites @ Paya Lebar?
Suites @ Paya Lebar has a latest 12-month median monthly rent of $2,500 across 49 rentals in that period.
What is the typical sale price at Suites @ Paya Lebar?
The latest 12-month median sale price for Suites @ Paya Lebar is $678,888, based on 5 sales in that period.
What is the median sale PSF at Suites @ Paya Lebar?
The latest 12-month median sale price per square foot for Suites @ Paya Lebar is $1,733 psf. The average for the same period is $1,695 psf.
Is Suites @ Paya Lebar freehold or leasehold?
Suites @ Paya Lebar is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Suites @ Paya Lebar located?
Suites @ Paya Lebar is located at 420 Upper Paya Lebar Road Suites @ Paya Lebar Singapore 534049 in D19 / Serangoon Garden, Hougang, Punggol.
How current is the Suites @ Paya Lebar 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.