Blk 104 Towner Rd
Project page · 99-year lease from 1983
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 104 | 10 TO 12 | 139 sqm | S$1,138,000 | S$8,187 psm | ×1.000 | S$8,187 psm |
| Dec 2025 | Blk 106 | 07 TO 09 | 140 sqm | S$1,180,000 | S$8,429 psm | ×0.995 | S$8,383 psm |
| May 2025 | Blk 104 | 04 TO 06 | 139 sqm | S$1,130,000 | S$8,130 psm | ×0.998 | S$8,113 psm |
| Mar 2025 | Blk 104 | 07 TO 09 | 137 sqm | S$1,070,000 | S$7,810 psm | ×1.007 | S$7,869 psm |
| Mar 2025 | Blk 104 | 04 TO 06 | 139 sqm | S$1,168,000 | S$8,403 psm | ×1.007 | S$8,466 psm |
| Dec 2024 | Blk 104 | 04 TO 06 | 137 sqm | S$1,065,000 | S$7,774 psm | ×1.023 | S$7,954 psm |
How accurate is this estimate for Towner Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 8 sales in Towner Rd since.
- Median error
- 2.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 8 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.27% gross yield
S$48,000 of rent a year against the estimate above · 1.63 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.89%, from 35 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 |
|---|---|---|---|
| Jul 2026 | 103 | 5 ROOM | S$4,000 |
median of 1 HDB rental approvals for 5 ROOM on Towner Rd since 2025-11.
Buying or selling at S$1,124,736?
Buying: Stamp duty on S$1,124,736 · Cash and CPF needed on S$1,124,736 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,124,736.
Each opens with this figure filled in; change anything there.
Primary schools near 104 Towner 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
- Hong Wen School · 374 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 471 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,182 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,315 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,637 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Pei Chun Public School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 104 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 56 years left | 139 sqm | S$1,138,000 | S$8,187 psm |
| May 2025 | Blk 104 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 57 years left | 139 sqm | S$1,130,000 | S$8,130 psm |
| Mar 2025 | Blk 104 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 57 years left | 139 sqm | S$1,168,000 | S$8,403 psm |
| Mar 2025 | Blk 104 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 57 years left | 137 sqm | S$1,070,000 | S$7,810 psm |
| Dec 2024 | Blk 104 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 58 years left | 137 sqm | S$1,065,000 | S$7,774 psm |
| Jun 2024 | Blk 104 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 109 sqm | S$810,000 | S$7,431 psm |
| Jan 2024 | Blk 104 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 59 years left | 137 sqm | S$1,060,000 | S$7,737 psm |
| Nov 2023 | Blk 104 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 59 years left | 137 sqm | S$1,023,000 | S$7,467 psm |
| Oct 2023 | Blk 104 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 59 years left | 137 sqm | S$1,050,000 | S$7,664 psm |
| Oct 2023 | Blk 104 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 59 years left | 139 sqm | S$1,025,000 | S$7,374 psm |
| Mar 2023 | Blk 104 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 103 sqm | S$718,888 | S$6,980 psm |
| Sept 2022 | Blk 104 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 60 years left | 139 sqm | S$1,010,000 | S$7,266 psm |
Showing 12 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 104 · 4 ROOM | S$3,900 | — |
| Oct 2025 | Blk 104 · 5 ROOM | S$2,500 | — |
| Sept 2025 | Blk 104 · 5 ROOM | S$2,900 | — |
| Feb 2025 | Blk 104 · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 104 · 5 ROOM | S$2,800 | — |
| Oct 2023 | Blk 104 · 4 ROOM | S$3,700 | — |
| Oct 2023 | Blk 104 · 5 ROOM | S$2,500 | — |
| Sept 2023 | Blk 104 · 5 ROOM | S$2,560 | — |
| Oct 2022 | Blk 104 · 4 ROOM | S$3,000 | — |
| Oct 2021 | Blk 104 · 5 ROOM | S$2,500 | — |
| Oct 2021 | Blk 104 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 104 · 4 ROOM | S$2,400 | — |
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 55 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 | 50 years | S$1,073,623 | S$1,185,367 | S$1,278,211 | S$1,306,227 |
| 10 years | 45 years | S$1,018,938 | S$1,242,079 | S$1,444,271 | S$1,508,277 |
| 20 years | 35 years | S$893,662 | S$1,327,935 | S$1,795,459 | S$1,958,124 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.