Blk 63A Lengkok Bahru
Project page · 99-year lease from 2001
Based on 3 sales in this street, last 24 months. Search widened 2 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 63A | 22 TO 24 | 121 sqm | S$1,190,000 | S$9,835 psm | ×1.000 | S$9,835 psm |
| Mar 2026 | Blk 63A | 07 TO 09 | 120 sqm | S$1,080,000 | S$9,000 psm | ×0.996 | S$8,960 psm |
| Apr 2025 | Blk 63A | 19 TO 21 | 120 sqm | S$1,130,000 | S$9,417 psm | ×0.998 | S$9,398 psm |
How accurate is this estimate for Lengkok Bahru?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 17 sales in Lengkok Bahru since.
- Median error
- 4.2%
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.
4.34% gross yield
S$49,380 of rent a year against the estimate above · 1.72 points below flats like it
Homes like this rent for about S$4,115 a month, the middle of 14 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 |
|---|---|---|---|
| Aug 2026 | 52 | 5 ROOM | S$3,900 |
| Aug 2026 | 51 | 5 ROOM | S$3,900 |
| Jul 2026 | 51 | 5 ROOM | S$4,200 |
| Jul 2026 | 53 | 5 ROOM | S$3,950 |
| Jun 2026 | 63A | 5 ROOM | S$5,000 |
| May 2026 | 45 | 5 ROOM | S$4,500 |
| May 2026 | 48 | 5 ROOM | S$4,050 |
| May 2026 | 51 | 5 ROOM | S$3,900 |
median of 14 HDB rental approvals for 5 ROOM on Lengkok Bahru since 2025-11.
Buying or selling at S$1,137,171?
Buying: Stamp duty on S$1,137,171 · Cash and CPF needed on S$1,137,171 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,137,171.
Each opens with this figure filled in; change anything there.
Primary schools near 63a Lengkok Bahru
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
- Gan Eng Seng Primary School · 336 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 897 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Queenstown Primary School · 1,006 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Zhangde Primary School · 1,232 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,515 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,761 m · balloted in 2025 Phase 2C (citizens within 1 km)
- New Town Primary School · 1,976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 63A · 5 ROOM · 22 TO 24 · Improved · 74 years left | 121 sqm | S$1,190,000 | S$9,835 psm |
| Mar 2026 | Blk 63A · 5 ROOM · 07 TO 09 · Improved · 75 years left | 120 sqm | S$1,080,000 | S$9,000 psm |
| Nov 2025 | Blk 63A · 4 ROOM · 10 TO 12 · Model A · 75 years left | 100 sqm | S$875,000 | S$8,750 psm |
| Apr 2025 | Blk 63A · 5 ROOM · 19 TO 21 · Improved · 76 years left | 120 sqm | S$1,130,000 | S$9,417 psm |
| Apr 2025 | Blk 63A · 4 ROOM · 01 TO 03 · Model A · 76 years left | 100 sqm | S$765,000 | S$7,650 psm |
| Aug 2024 | Blk 63A · 5 ROOM · 22 TO 24 · Improved · 76 years left | 121 sqm | S$1,130,000 | S$9,339 psm |
| Jul 2024 | Blk 63A · 5 ROOM · 07 TO 09 · Improved · 76 years left | 115 sqm | S$1,038,000 | S$9,026 psm |
| Apr 2024 | Blk 63A · 5 ROOM · 16 TO 18 · Improved · 77 years left | 121 sqm | S$1,000,000 | S$8,264 psm |
| Aug 2023 | Blk 63A · 4 ROOM · 04 TO 06 · Model A · 77 years left | 101 sqm | S$825,000 | S$8,168 psm |
| Apr 2023 | Blk 63A · 5 ROOM · 10 TO 12 · Improved · 78 years left | 121 sqm | S$922,000 | S$7,620 psm |
| Sept 2022 | Blk 63A · 5 ROOM · 22 TO 24 · Improved · 78 years left | 121 sqm | S$1,000,000 | S$8,264 psm |
| Aug 2022 | Blk 63A · 5 ROOM · 28 TO 30 · Improved · 78 years left | 121 sqm | S$998,888 | S$8,255 psm |
Showing 12 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 63A · 4 ROOM | S$2,800 | — |
| Jun 2026 | Blk 63A · 5 ROOM | S$5,000 | — |
| Apr 2026 | Blk 63A · 5 ROOM | S$4,300 | — |
| Sept 2025 | Blk 63A · 4 ROOM | S$4,200 | — |
| Aug 2025 | Blk 63A · 5 ROOM | S$4,200 | — |
| Mar 2025 | Blk 63A · 4 ROOM | S$4,300 | — |
| Mar 2025 | Blk 63A · 5 ROOM | S$3,900 | — |
| Jan 2025 | Blk 63A · 5 ROOM | S$4,800 | — |
| Oct 2024 | Blk 63A · 5 ROOM | S$4,250 | — |
| Sept 2024 | Blk 63A · 4 ROOM | S$2,800 | — |
| Sept 2023 | Blk 63A · 4 ROOM | S$4,300 | — |
| Aug 2023 | Blk 63A · 5 ROOM | S$4,200 | — |
| Jul 2023 | Blk 63A · 4 ROOM | S$4,900 | — |
| Apr 2023 | Blk 63A · 5 ROOM | S$3,900 | — |
| Apr 2023 | Blk 63A · 5 ROOM | S$3,000 | — |
| Apr 2023 | Blk 63A · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 63A · 5 ROOM | S$4,750 | — |
| Mar 2022 | Blk 63A · 4 ROOM | S$3,000 | — |
| Aug 2021 | Blk 63A · 5 ROOM | S$3,150 | — |
| Apr 2021 | Blk 63A · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 63A · 5 ROOM | S$2,900 | — |
| Feb 2021 | Blk 63A · 5 ROOM | S$2,950 | — |
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$1,091,012 | S$1,204,566 | S$1,298,913 | S$1,327,383 |
| 10 years | 63 years | S$1,056,470 | S$1,287,831 | S$1,497,470 | S$1,563,833 |
| 20 years | 53 years | S$972,455 | S$1,445,018 | S$1,953,763 | S$2,130,770 |
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.