Blk 38 Telok Blangah Rise
Project page · 99-year lease from 1976
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 43 | 07 TO 09 | 59 sqm | S$310,000 | S$5,254 psm | ×0.999 | S$5,246 psm |
| Apr 2026 | Blk 35 | 01 TO 03 | 60 sqm | S$378,800 | S$6,313 psm | ×0.999 | S$6,304 psm |
| Jan 2026 | Blk 32 | 07 TO 09 | 59 sqm | S$373,000 | S$6,322 psm | ×0.996 | S$6,294 psm |
| Dec 2025 | Blk 42 | 10 TO 12 | 59 sqm | S$390,000 | S$6,610 psm | ×0.995 | S$6,574 psm |
How accurate is this estimate for Telok Blangah Rise?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 13 sales in Telok Blangah Rise since.
- Median error
- 4.0%
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.
8.73% gross yield
S$33,000 of rent a year against the estimate above · 0.56 points below flats like it
Homes like this rent for about S$2,750 a month, the middle of 59 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.29%, from 27 blocks.
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 | 38 | 3 ROOM | S$2,060 |
| Aug 2026 | 28 | 3 ROOM | S$3,000 |
| Aug 2026 | 38 | 3 ROOM | S$3,000 |
| Aug 2026 | 42 | 3 ROOM | S$3,000 |
| Aug 2026 | 35 | 3 ROOM | S$2,800 |
| Jul 2026 | 28 | 3 ROOM | S$3,000 |
| Jul 2026 | 28 | 3 ROOM | S$2,800 |
| Jul 2026 | 43 | 3 ROOM | S$2,800 |
median of 59 HDB rental approvals for 3 ROOM on Telok Blangah Rise since 2025-11.
Buying or selling at S$377,941?
Buying: Stamp duty on S$377,941 · Cash and CPF needed on S$377,941 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$377,941.
Each opens with this figure filled in; change anything there.
Primary schools near 38 Telok Blangah Rise
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
- Radin Mas Primary School · 298 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 653 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhangde Primary School · 1,336 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,493 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,575 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,954 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 38 · 3 ROOM · 04 TO 06 · Improved · 51 years left excluded: outlier | 60 sqm | S$300,000 | S$5,000 psm |
| Feb 2024 | Blk 38 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 60 sqm | S$333,000 | S$5,550 psm |
Showing 2 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 38 · 3 ROOM | S$2,060 | — |
| Aug 2026 | Blk 38 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 38 · 3 ROOM | S$2,800 | — |
| Jul 2026 | Blk 38 · 3 ROOM | S$1,800 | — |
| Nov 2025 | Blk 38 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 38 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 38 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 38 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 38 · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 38 · 3 ROOM | S$2,100 | — |
| Sept 2024 | Blk 38 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 38 · 3 ROOM | S$2,750 | — |
| May 2024 | Blk 38 · 3 ROOM | S$2,100 | — |
| Mar 2024 | Blk 38 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 38 · 3 ROOM | S$2,000 | — |
| Sept 2023 | Blk 38 · 3 ROOM | S$1,800 | — |
| Aug 2023 | Blk 38 · 3 ROOM | S$1,600 | — |
| Jul 2023 | Blk 38 · 3 ROOM | S$2,900 | — |
| Jul 2022 | Blk 38 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 38 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 38 · 3 ROOM | S$2,400 | — |
| Oct 2021 | Blk 38 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 38 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 38 · 3 ROOM | S$1,850 | — |
| Jun 2021 | Blk 38 · 3 ROOM | S$1,750 | — |
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 48 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 | 43 years | S$355,438 | S$392,433 | S$423,170 | S$432,445 |
| 10 years | 38 years | S$331,474 | S$404,066 | S$469,841 | S$490,663 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.32% 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.