The Pearl @ Mount Faber
Mount Faber Road · District 04 · Rest of Central Region (RCR) · 99 yrs lease commencing from 2002
The Pearl @ Mount Faber is a condominium development in District 04 (RCR). Based on 38 URA-recorded transactions from 2021–2026, its median price is $1,897,500, with prices moving about 4.7%/yr and a gross rental yield near 3.2%.
The verdict · for an investor
The Pearl @ Mount Faber · Condominium · District 04 · Leasehold
On balance, The Pearl @ Mount Faber points up.
Strong track record, sitting inside Greater Southern Waterfront — the fundamentals buyers pay up for are here.
Why it's pushing up
What matters most for you
- Convenient — MRT about 11 min on foot; 2 supermarkets, 2 food & retail spots nearby.
- Rentable — ~3.2% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 4-bed +25.6%, 5-bed +25.1% since 2021.
- A Primary-1 priority school within 1km — a real family draw.
- Inside Greater Southern Waterfront — a government-committed long-term catalyst.
What's holding it back
- Leasehold, ~75 years left — the lease clock weighs on price and financing the older it gets.
- The market's near the top of its cycle — mind your entry price.
- Larger units — entry starts around $3.07M, not an easy first step.
Should I buy?
If you'll hold 5+ years and don't overpay.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,389 sqft (5-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,389 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $2.11M
Aim at the middle or below. A patient buyer has been getting closer to $2.03M.
If you’re selling
~$2.20M
List at the top of fair; realistic close is $2.11M–$2.13M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$1.23M over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~4.7%/yr), and past pace never promises the future.
Built from URA transactions for The Pearl @ Mount Faber — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
The Pearl @ Mount Faber
Rest of Central Region (RCR) · District 04 · ~$1,556 psf · 3.2% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For The Pearl @ Mount Faber, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,556 psf, The Pearl @ Mount Faber is priced below similar new projects nearby — good value against its peers. Its own prices are still climbing (~4.7%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
The Pearl @ Mount Faber's own prices have softened — about -2% in the latest year.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,556 psf is ~21% below similar nearby projects (~$1,973). good value
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
The Pearl @ Mount Faber has grown ~4.7%/yr over ~5 years. Similar nearby: Reflections At Keppel Bay 1.6%, The Interlace 5.3%, Caribbean At Keppel Bay 2.3%, The Reef At King'S Dock 2.5%, Corals At Keppel Bay -4.9% — a -4.9–5.3%/yr spread (most around 2.3%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,897,500
2021–2026 (URA)
Appreciation
4.7%/yr
median trend
Gross yield
3.2%
~$4.13/psf rent
Lease
~75 yrs left
leasehold
The Pearl @ Mount Faber median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does The Pearl @ Mount Faber fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at The Pearl @ Mount Faber
Questions people ask about The Pearl @ Mount Faber
Is The Pearl @ Mount Faber freehold or leasehold?
The Pearl @ Mount Faber is on a 99-year lease that began in 2002, so about 75 years remain. It sits in District 04 (Rest of Central Region (RCR)).
How much does The Pearl @ Mount Faber cost per square foot?
Recent transactions at The Pearl @ Mount Faber are around $1,556 psf. Across its record, transacted prices range from $1,430,000 to $2,918,300.
Which primary schools are near The Pearl @ Mount Faber?
Within 1 km (top Primary 1 priority): Radin Mas Primary School (0.51 km), Chij (kellock) (0.64 km). Within 1–2 km: Zhangde Primary School, Cantonment Primary School, Blangah Rise Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest The Pearl @ Mount Faber?
The nearest MRT is Harbourfront MRT, about 660 m away (straight-line).
Has The Pearl @ Mount Faber gone up in value?
Across 38 URA-recorded transactions (2021–2026), prices at The Pearl @ Mount Faber have moved about 4.7% a year on average, with a gross rental yield near 3.2%. That is a past record, not a forecast.
What condos are comparable to The Pearl @ Mount Faber?
Within a short walk: Avenue South Residence, Corals At Keppel Bay, The Reef At King'S Dock, Caribbean At Keppel Bay, The Foresta @ Mount Faber. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is The Pearl @ Mount Faber a good buy?
The Pearl @ Mount Faber sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.