Blk 170 Gangsa Rd
Project page · 99-year lease from 1997
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 170 | 04 TO 06 | 101 sqm | S$610,000 | S$6,040 psm | ×1.000 | S$6,040 psm |
| Sept 2026 | Blk 170 | 16 TO 18 | 101 sqm | S$716,800 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Dec 2025 | Blk 170 | 10 TO 12 | 101 sqm | S$740,000 | S$7,327 psm | ×0.995 | S$7,287 psm |
How accurate is this estimate for Gangsa Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 42 sales in Gangsa Rd since.
- Median error
- 3.6%
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.
5.44% gross yield
S$39,000 of rent a year against the estimate above · 1.24 points below flats like it
Homes like this rent for about S$3,250 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 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 | 166 | 4 ROOM | S$3,500 |
| Sept 2026 | 166 | 4 ROOM | S$3,100 |
| Aug 2026 | 146 | 4 ROOM | S$2,200 |
| Jul 2026 | 172 | 4 ROOM | S$3,200 |
| Jun 2026 | 164 | 4 ROOM | S$3,300 |
| Jun 2026 | 146 | 4 ROOM | S$2,200 |
| May 2026 | 166 | 4 ROOM | S$3,300 |
| May 2026 | 172 | 4 ROOM | S$3,000 |
median of 26 HDB rental approvals for 4 ROOM on Gangsa Rd since 2025-11.
Buying or selling at S$716,800?
Buying: Stamp duty on S$716,800 · Cash and CPF needed on S$716,800 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$716,800.
Each opens with this figure filled in; change anything there.
Primary schools near 170 Gangsa 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
- Zhenghua Primary School · 279 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 601 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Greenridge Primary School · 736 m · no 2025 Phase 2C ballot
- West View Primary School · 789 m · no 2025 Phase 2C ballot
- Beacon Primary School · 933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- West Spring Primary School · 1,100 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady Queen of Peace (girls) · 1,281 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 1,394 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 170 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 101 sqm | S$610,000 | S$6,040 psm |
| Oct 2026 | Blk 170 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 123 sqm | S$828,000 | S$6,732 psm |
| Sept 2026 | Blk 170 · 4 ROOM · 16 TO 18 · Model A · 70 years left | 101 sqm | S$716,800 | S$7,097 psm |
| Dec 2025 | Blk 170 · 4 ROOM · 10 TO 12 · Model A · 71 years left | 101 sqm | S$740,000 | S$7,327 psm |
| Oct 2025 | Blk 170 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 101 sqm | S$635,000 | S$6,287 psm |
| Jul 2025 | Blk 170 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$665,000 | S$6,584 psm |
| Mar 2025 | Blk 170 · 4 ROOM · 13 TO 15 · Model A · 72 years left | 101 sqm | S$708,000 | S$7,010 psm |
| Jan 2025 | Blk 170 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$690,000 | S$6,832 psm |
| Nov 2024 | Blk 170 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 101 sqm | S$695,000 | S$6,881 psm |
| Jul 2024 | Blk 170 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 101 sqm | S$670,000 | S$6,634 psm |
| May 2024 | Blk 170 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 101 sqm | S$635,888 | S$6,296 psm |
| Oct 2023 | Blk 170 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 122 sqm | S$695,000 | S$5,697 psm |
| May 2023 | Blk 170 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$690,000 | S$6,832 psm |
| Aug 2022 | Blk 170 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$620,000 | S$6,139 psm |
| Jul 2022 | Blk 170 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Jul 2022 | Blk 170 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$560,000 | S$5,545 psm |
Showing 16 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 170 · 5 ROOM | S$3,788 | — |
| Dec 2025 | Blk 170 · 5 ROOM | S$3,600 | — |
| Dec 2025 | Blk 170 · 5 ROOM | S$3,600 | — |
| Aug 2025 | Blk 170 · 5 ROOM | S$3,700 | — |
| Apr 2025 | Blk 170 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 170 · 5 ROOM | S$3,300 | — |
| Jan 2024 | Blk 170 · 5 ROOM | S$3,600 | — |
| Nov 2023 | Blk 170 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 170 · 5 ROOM | S$3,700 | — |
| May 2023 | Blk 170 · 4 ROOM | S$3,400 | — |
| Mar 2022 | Blk 170 · 5 ROOM | S$2,200 | — |
| Jan 2022 | Blk 170 · 4 ROOM | S$2,600 | — |
| Aug 2021 | Blk 170 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 170 · 4 ROOM | S$1,800 | — |
| Feb 2021 | Blk 170 · 4 ROOM | S$1,900 | — |
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 69 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 | 64 years | S$694,105 | S$766,348 | S$826,373 | S$844,485 |
| 10 years | 59 years | S$669,324 | S$815,902 | S$948,719 | S$990,763 |
| 20 years | 49 years | S$606,364 | S$901,025 | S$1,218,248 | S$1,328,618 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.