Rent vs D15 -9.4%
Rents near district median
The Nclave's latest 12-month median rent is $4,350 compared with the D15 median of $4,800 for the same period. Use this district check before narrowing by bedroom and area band.
The Nclave rent and sale price
D15 / Katong, Joo Chiat, Amber Road
Address 81 Lorong N Telok Kurau the Nclave Singapore 425231
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Quick summary about The Nclave
The Nclave is a freehold apartment in D15 / Katong, Joo Chiat, Amber Road. The page currently tracks 11 rentals and 10 sales.
- Latest 12M median rent is $4,350 per month from 2 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,250,000, with median sale PSF at $1,708 psf from 1 sales.
- Rent is down 15.1% over the last 3 months. Sale PSF is up 9.8% over the last 3 months.
The Nclave Market Brief
Compare the project with D15 across rent, sale PSF, tenure and transaction activity.
Compared with D15
Sale PSF vs D15 -25.8%
Sale PSF below district median
The Nclave's latest 12-month median sale PSF is $1,708 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 4.18%
Rent support above district screen
Gross yield is roughly 4.18% versus a D15 screen of 2.10%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 88.1% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +0.0%
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 The Nclave against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,350
Is the asking rent fair?
$4,150 to $4,550 is the first fair-rent band to check. Above $4,550 should have a visible reason.
Latest 12M median sale PSF $1,708 psf
Is the purchase price fair?
$1,210,000 to $1,290,000 and $1,660 to $1,760 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,200
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 88.1% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
The Nclave Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 10 resale transactions
Total sold value $16.0M
The Nclave Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 11 Jul 2021 to Aug 2025
Sale transactions 10 Oct 2021 to May 2026
Rent trend -15.1% Last 3 months
Sale PSF trend 9.8% Last 3 months
The Nclave 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
MARINE TERRACE MRT STATION (TE27) 0.45 km away
KEMBANGAN MRT STATION (EW6) 1.17 km away
MARINE PARADE MRT STATION (TE26) 1.44 km away
Schools nearby
BRIGHTON MONTESSORI INTERNATIONAL PRE-SCHOOL @ FRANKEL 0.62 km away
NGEE ANN PRIMARY SCHOOL 0.63 km away
GLOBAL INDIAN INTERNATIONAL SCHOOL (EAST COAST CAMPUS) 0.9 km away
SFA EDUHEARTS INTERNATIONAL SCHOOL 1.33 km away
Amenities
SIGLAP PARK CONNECTOR Park / green link · 0.56 km away
MARKET & HAWKER CENTRE (BLK 50A MARINE TERRACE) Food centre · 0.56 km away
The Nclave Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,350 10 rentals in view
Latest median sale PSF $1,708 psf 10 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 0 - 1 $1,708 psf $1,250,000
Aug 2025 2 $4,350 0 - -
May 2025 1 $5,000 0 - -
Nov 2024 0 - 1 $1,657 psf $1,730,000
Aug 2024 0 - 1 $1,609 psf $1,680,000
Jul 2024 1 $4,500 0 - -
Jun 2024 0 - 1 $1,599 psf $1,670,000
Mar 2024 0 - 1 $1,388 psf $1,808,000
Nov 2023 1 $4,200 0 - -
Jun 2023 1 $6,700 0 - -
Mar 2023 1 $5,300 0 - -
Oct 2022 0 - 2 $1,509 psf $1,299,000
Projects Similar to The Nclave
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Flamingo Valley 1.2 km away 583 transactions
- Median rent
- $4,000
- Median sale PSF
- $1,671 psf
- Median rent
- $4,350
- Median sale PSF
- $1,650 psf
- Median rent
- $4,200
- Median sale PSF
- $1,534 psf
- Median rent
- $4,200
- Median sale PSF
- $1,723 psf
- Median rent
- $3,800
- Median sale PSF
- $1,401 psf
- Median rent
- $5,000
- Median sale PSF
- $1,518 psf
The Nclave Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,200 $4,371 7
3 bed $4,600 $4,575 4
The Nclave Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
800 to 900 sqft $4,000 $3,733 3
1,000 to 1,100 sqft $3,800 $3,800 1
1,100 to 1,200 sqft $4,900 $4,900 2
1,200 to 1,300 sqft $4,700 $4,700 1
1,300 to 1,400 sqft $3,900 $3,900 2
2,000 to 2,100 sqft $5,800 $5,800 2
The Nclave Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,675,000 $1,509 psf 10
The Nclave 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
The Nclave shows a latest 12-month median monthly rent of $4,350 across 2 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,350
Rentals in period 2
Rent signal Thin
- 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 The Nclave show a median price of $1,250,000 and $1,708 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,250,000
Latest 12M median PSF $1,708 psf
Sale signal Moderate
- 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. The Nclave has 10 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $16.0M
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.
Run The Nclave numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,350/mo Test gross and net yield against typical rent. Buy vs rent $1.3M Compare ownership cost against renting. Mortgage $1.3M Estimate monthly payment from the sale price. Stamp duty $1,708 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 The Nclave 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.
The Nclave FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Nclave?
The Nclave has a latest 12-month median monthly rent of $4,350 across 2 rentals in that period.
What is the typical sale price at The Nclave?
The latest 12-month median sale price for The Nclave is $1,250,000, based on 1 sales in that period.
What is the median sale PSF at The Nclave?
The latest 12-month median sale price per square foot for The Nclave is $1,708 psf. The average for the same period is $1,708 psf.
Is The Nclave freehold or leasehold?
The Nclave is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Nclave located?
The Nclave is located at 81 Lorong N Telok Kurau the Nclave Singapore 425231 in D15 / Katong, Joo Chiat, Amber Road.
How current is the The Nclave 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.