Blk 356B Admiralty Dr
Project page · 99-year lease from 2001
Based on 29 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 357C | 13 TO 15 | 111 sqm | S$635,000 | S$5,721 psm | ×1.000 | S$5,721 psm |
| Sept 2026 | Blk 359C | 07 TO 09 | 111 sqm | S$588,000 | S$5,297 psm | ×1.000 | S$5,297 psm |
| Sept 2026 | Blk 353A | 01 TO 03 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Sept 2026 | Blk 359C | 10 TO 12 | 110 sqm | S$608,888 | S$5,535 psm | ×1.000 | S$5,535 psm |
| Sept 2026 | Blk 356A | 07 TO 09 | 111 sqm | S$595,000 | S$5,360 psm | ×1.000 | S$5,360 psm |
| Sept 2026 | Blk 353A | 10 TO 12 | 110 sqm | S$690,000 | S$6,273 psm | ×1.000 | S$6,273 psm |
| Aug 2026 | Blk 468B | 01 TO 03 | 118 sqm | S$578,000 | S$4,898 psm | ×1.000 | S$4,898 psm |
| Aug 2026 | Blk 468B | 01 TO 03 | 118 sqm | S$540,000 | S$4,576 psm | ×1.000 | S$4,576 psm |
| Aug 2026 | Blk 359B | 04 TO 06 | 111 sqm | S$608,000 | S$5,477 psm | ×1.000 | S$5,477 psm |
| Aug 2026 | Blk 354A | 13 TO 15 | 113 sqm | S$668,000 | S$5,912 psm | ×1.000 | S$5,912 psm |
| Aug 2026 | Blk 356B | 01 TO 03 | 111 sqm | S$580,000 | S$5,225 psm | ×1.000 | S$5,225 psm |
| Jul 2026 | Blk 360C | 10 TO 12 | 111 sqm | S$600,000 | S$5,405 psm | ×1.000 | S$5,405 psm |
| Jul 2026 | Blk 469A | 04 TO 06 | 118 sqm | S$595,000 | S$5,042 psm | ×1.000 | S$5,042 psm |
| Jul 2026 | Blk 357C | 01 TO 03 | 111 sqm | S$680,000 | S$6,126 psm | ×1.000 | S$6,126 psm |
| Jul 2026 | Blk 468C | 01 TO 03 | 118 sqm | S$575,000 | S$4,873 psm | ×1.000 | S$4,873 psm |
| Jul 2026 | Blk 469A | 01 TO 03 | 118 sqm | S$540,000 | S$4,576 psm | ×1.000 | S$4,576 psm |
| Jul 2026 | Blk 357B | 04 TO 06 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Jun 2026 | Blk 357C | 01 TO 03 | 110 sqm | S$610,000 | S$5,545 psm | ×0.999 | S$5,537 psm |
| Apr 2026 | Blk 354A | 04 TO 06 | 110 sqm | S$638,888 | S$5,808 psm | ×0.999 | S$5,799 psm |
| Mar 2026 | Blk 468C | 01 TO 03 | 118 sqm | S$580,000 | S$4,915 psm | ×0.996 | S$4,894 psm |
| Mar 2026 | Blk 356C | 16 TO 18 | 110 sqm | S$678,000 | S$6,164 psm | ×0.996 | S$6,136 psm |
| Mar 2026 | Blk 359A | 10 TO 12 | 111 sqm | S$625,000 | S$5,631 psm | ×0.996 | S$5,606 psm |
| Feb 2026 | Blk 353A | 04 TO 06 | 110 sqm | S$655,000 | S$5,955 psm | ×0.996 | S$5,928 psm |
| Feb 2026 | Blk 360C | 13 TO 15 | 110 sqm | S$608,888 | S$5,535 psm | ×0.996 | S$5,511 psm |
| Feb 2026 | Blk 357A | 16 TO 18 | 111 sqm | S$602,888 | S$5,431 psm | ×0.996 | S$5,407 psm |
| Jan 2026 | Blk 357B | 04 TO 06 | 111 sqm | S$650,000 | S$5,856 psm | ×0.996 | S$5,830 psm |
| Jan 2026 | Blk 359A | 13 TO 15 | 110 sqm | S$620,000 | S$5,636 psm | ×0.996 | S$5,611 psm |
| Jan 2026 | Blk 353C | 13 TO 15 | 112 sqm | S$698,000 | S$6,232 psm | ×0.996 | S$6,205 psm |
| Dec 2025 | Blk 357B | 13 TO 15 | 111 sqm | S$718,000 | S$6,468 psm | ×0.995 | S$6,434 psm |
How accurate is this estimate for Admiralty Dr?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 81 sales in Admiralty Dr since.
- Median error
- 5.0%
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.
6.70% gross yield
S$40,800 of rent a year against the estimate above · 0.64 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 58 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.06%, from 106 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 | 353B | 5 ROOM | S$3,950 |
| Sept 2026 | 359 | 5 ROOM | S$3,600 |
| Sept 2026 | 354A | 5 ROOM | S$3,400 |
| Sept 2026 | 467B | 5 ROOM | S$3,300 |
| Sept 2026 | 469B | 5 ROOM | S$3,300 |
| Sept 2026 | 469A | 5 ROOM | S$3,200 |
| Aug 2026 | 357C | 5 ROOM | S$3,800 |
| Aug 2026 | 469 | 5 ROOM | S$3,600 |
median of 58 HDB rental approvals for 5 ROOM on Admiralty Dr since 2025-11.
Buying or selling at S$609,098?
Buying: Stamp duty on S$609,098 · Cash and CPF needed on S$609,098 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$609,098.
Each opens with this figure filled in; change anything there.
Primary schools near 356b Admiralty Dr
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
- Canberra Primary School · 179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Endeavour Primary School · 497 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 521 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 576 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 861 m · no 2025 Phase 2C ballot
1 to 2 km
- Greenwood Primary School · 1,631 m · no 2025 Phase 2C ballot
- Riverside Primary School · 1,656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Admiralty Primary School · 1,947 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 356B · EXECUTIVE · 07 TO 09 · Premium Apartment · 74 years left | 131 sqm | S$715,000 | S$5,458 psm |
| Aug 2026 | Blk 356B · 5 ROOM · 01 TO 03 · Premium Apartment · 74 years left | 111 sqm | S$580,000 | S$5,225 psm |
| Jul 2026 | Blk 356B · EXECUTIVE · 13 TO 15 · Premium Apartment · 74 years left | 131 sqm | S$775,000 | S$5,916 psm |
| Jun 2024 | Blk 356B · 5 ROOM · 13 TO 15 · Premium Apartment · 76 years left | 110 sqm | S$640,000 | S$5,818 psm |
| Jun 2024 | Blk 356B · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 110 sqm | S$608,000 | S$5,527 psm |
| Mar 2024 | Blk 356B · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Aug 2023 | Blk 356B · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 111 sqm | S$595,000 | S$5,360 psm |
| Jun 2023 | Blk 356B · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 94 sqm | S$485,000 | S$5,160 psm |
| Dec 2022 | Blk 356B · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 110 sqm | S$597,888 | S$5,435 psm |
| Jul 2022 | Blk 356B · EXECUTIVE · 01 TO 03 · Premium Apartment · 78 years left | 131 sqm | S$613,888 | S$4,686 psm |
| Jun 2022 | Blk 356B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 110 sqm | S$568,000 | S$5,164 psm |
| Jan 2022 | Blk 356B · EXECUTIVE · 04 TO 06 · Premium Apartment · 79 years left | 131 sqm | S$630,000 | S$4,809 psm |
Showing 12 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 356B · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 356B · 5 ROOM | S$3,000 | — |
| Dec 2025 | Blk 356B · 5 ROOM | S$3,668 | — |
| Jun 2025 | Blk 356B · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 356B · EXECUTIVE | S$3,500 | — |
| Mar 2025 | Blk 356B · 5 ROOM | S$3,400 | — |
| Jan 2025 | Blk 356B · EXECUTIVE | S$3,700 | — |
| Jan 2025 | Blk 356B · EXECUTIVE | S$3,300 | — |
| Jul 2024 | Blk 356B · EXECUTIVE | S$3,500 | — |
| Mar 2024 | Blk 356B · 5 ROOM | S$3,000 | — |
| May 2023 | Blk 356B · 4 ROOM | S$3,400 | — |
| Mar 2023 | Blk 356B · 5 ROOM | S$3,300 | — |
| Feb 2023 | Blk 356B · 5 ROOM | S$2,500 | — |
| Feb 2023 | Blk 356B · EXECUTIVE | S$2,300 | — |
| Jan 2023 | Blk 356B · EXECUTIVE | S$3,250 | — |
| Aug 2022 | Blk 356B · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 356B · 5 ROOM | S$2,200 | — |
| Mar 2022 | Blk 356B · 5 ROOM | S$2,600 | — |
| Mar 2022 | Blk 356B · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 356B · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 356B · 4 ROOM | S$1,750 | — |
| Aug 2021 | Blk 356B · 5 ROOM | S$2,300 | — |
| Aug 2021 | Blk 356B · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 356B · 5 ROOM | S$1,900 | — |
| May 2021 | Blk 356B · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 356B · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 356B · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 356B · 5 ROOM | S$2,100 | — |
| Feb 2021 | Blk 356B · EXECUTIVE | S$2,000 | — |
| Jan 2021 | Blk 356B · EXECUTIVE | S$1,800 | — |
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 73 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 | 68 years | S$584,374 | S$645,196 | S$695,731 | S$710,980 |
| 10 years | 63 years | S$565,872 | S$689,794 | S$802,082 | S$837,628 |
| 20 years | 53 years | S$520,872 | S$773,988 | S$1,046,484 | S$1,141,294 |
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.