Blk 13 Upp Boon Keng Rd
Project page · 99-year lease from 1999
Based on 11 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 2B | 22 TO 24 | 90 sqm | S$860,000 | S$9,556 psm | ×1.000 | S$9,556 psm |
| Oct 2026 | Blk 13 | 10 TO 12 | 102 sqm | S$878,000 | S$8,608 psm | ×1.000 | S$8,608 psm |
| Sept 2026 | Blk 3A | 16 TO 18 | 90 sqm | S$880,000 | S$9,778 psm | ×1.000 | S$9,778 psm |
| Aug 2026 | Blk 14 | 16 TO 18 | 103 sqm | S$930,000 | S$9,029 psm | ×1.000 | S$9,029 psm |
| Jun 2026 | Blk 3B | 25 TO 27 | 90 sqm | S$920,000 | S$10,222 psm | ×0.999 | S$10,207 psm |
| May 2026 | Blk 14A | 07 TO 09 | 101 sqm | S$895,000 | S$8,861 psm | ×0.999 | S$8,848 psm |
| May 2026 | Blk 3B | 07 TO 09 | 90 sqm | S$850,000 | S$9,444 psm | ×0.999 | S$9,430 psm |
| Apr 2026 | Blk 2D | 25 TO 27 | 90 sqm | S$995,000 | S$11,056 psm | ×0.999 | S$11,039 psm |
| Mar 2026 | Blk 2D | 01 TO 03 | 90 sqm | S$905,000 | S$10,056 psm | ×0.996 | S$10,011 psm |
| Jan 2026 | Blk 3B | 10 TO 12 | 90 sqm | S$905,000 | S$10,056 psm | ×0.996 | S$10,011 psm |
| Jan 2026 | Blk 2D | 07 TO 09 | 90 sqm | S$958,000 | S$10,644 psm | ×0.996 | S$10,597 psm |
How accurate is this estimate for Upp Boon Keng Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 60 sales in Upp Boon Keng Rd since.
- Median error
- 4.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.86% gross yield
S$48,000 of rent a year against the estimate above · 1.34 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 51 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 105 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 3A | 4 ROOM | S$4,200 |
| Sept 2026 | 3C | 4 ROOM | S$4,200 |
| Sept 2026 | 2A | 4 ROOM | S$4,000 |
| Jul 2026 | 8A | 4 ROOM | S$4,200 |
| Jul 2026 | 2D | 4 ROOM | S$4,200 |
| Jul 2026 | 3A | 4 ROOM | S$3,800 |
| Jul 2026 | 15 | 4 ROOM | S$2,900 |
| Jun 2026 | 3A | 4 ROOM | S$4,250 |
median of 51 HDB rental approvals for 4 ROOM on Upp Boon Keng Rd since 2025-11.
Buying or selling at S$987,556?
Buying: Stamp duty on S$987,556 · Cash and CPF needed on S$987,556 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$987,556.
Each opens with this figure filled in; change anything there.
Primary schools near 13 Upp Boon Keng Rd
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Bendemeer Primary School · 936 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Geylang Methodist School (Primary) · 1,303 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,579 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,669 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,736 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,853 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 13 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 102 sqm | S$878,000 | S$8,608 psm |
| Aug 2026 | Blk 13 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 122 sqm | S$1,045,000 | S$8,566 psm |
| Nov 2025 | Blk 13 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 100 sqm | S$808,000 | S$8,080 psm |
| Aug 2025 | Blk 13 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$900,000 | S$8,911 psm |
| Jul 2025 | Blk 13 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 102 sqm | S$855,000 | S$8,382 psm |
| Jun 2025 | Blk 13 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 101 sqm | S$830,000 | S$8,218 psm |
| Jun 2025 | Blk 13 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 101 sqm | S$918,888 | S$9,098 psm |
| Jul 2024 | Blk 13 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 122 sqm | S$990,000 | S$8,115 psm |
| May 2024 | Blk 13 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$1,002,000 | S$8,213 psm |
| Oct 2022 | Blk 13 · 5 ROOM · 16 TO 18 · Improved · 76 years left | 123 sqm | S$980,000 | S$7,967 psm |
| Jun 2022 | Blk 13 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 120 sqm | S$850,000 | S$7,083 psm |
| May 2022 | Blk 13 · 5 ROOM · 16 TO 18 · Improved · 76 years left | 123 sqm | S$970,000 | S$7,886 psm |
| Feb 2022 | Blk 13 · 4 ROOM · 07 TO 09 · Model A · 76 years left | 101 sqm | S$703,500 | S$6,965 psm |
Showing 13 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 13 · 5 ROOM | S$3,900 | — |
| Apr 2026 | Blk 13 · 5 ROOM | S$4,200 | — |
| Dec 2025 | Blk 13 · 4 ROOM | S$4,000 | — |
| Nov 2025 | Blk 13 · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 13 · 4 ROOM | S$3,800 | — |
| Aug 2025 | Blk 13 · 5 ROOM | S$3,900 | — |
| May 2025 | Blk 13 · 4 ROOM | S$3,800 | — |
| Mar 2025 | Blk 13 · 5 ROOM | S$4,600 | — |
| Mar 2025 | Blk 13 · 5 ROOM | S$3,900 | — |
| Apr 2024 | Blk 13 · 5 ROOM | S$4,200 | — |
| Nov 2023 | Blk 13 · 5 ROOM | S$3,300 | — |
| Oct 2023 | Blk 13 · 4 ROOM | S$3,600 | — |
| Sept 2023 | Blk 13 · 5 ROOM | S$3,900 | — |
| Jun 2023 | Blk 13 · 4 ROOM | S$2,400 | — |
| May 2023 | Blk 13 · 4 ROOM | S$4,000 | — |
| Feb 2023 | Blk 13 · 5 ROOM | S$4,600 | — |
| Jan 2023 | Blk 13 · 5 ROOM | S$4,100 | — |
| Apr 2022 | Blk 13 · 5 ROOM | S$3,800 | — |
| Dec 2021 | Blk 13 · 4 ROOM | S$3,000 | — |
| Nov 2021 | Blk 13 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 13 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 13 · 5 ROOM | S$2,600 | — |
| Apr 2021 | Blk 13 · 5 ROOM | S$2,200 | — |
| Mar 2021 | Blk 13 · 5 ROOM | S$2,950 | — |
| Mar 2021 | Blk 13 · 4 ROOM | S$2,550 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 71 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$947,470 | S$1,046,083 | S$1,128,018 | S$1,152,742 |
| 10 years | 61 years | S$917,472 | S$1,118,393 | S$1,300,450 | S$1,358,083 |
| 20 years | 51 years | S$844,511 | S$1,254,899 | S$1,696,710 | S$1,850,428 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.