Blk 96 Dawson Rd
Project page · 99-year lease from 2021
Based on 20 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 96 | 34 TO 36 | 63 sqm | S$920,000 | S$14,603 psm | ×1.000 | S$14,603 psm |
| Sept 2026 | Blk 96 | 19 TO 21 | 63 sqm | S$848,000 | S$13,460 psm | ×1.000 | S$13,460 psm |
| Aug 2026 | Blk 96 | 25 TO 27 | 63 sqm | S$800,000 | S$12,698 psm | ×1.000 | S$12,698 psm |
| Aug 2026 | Blk 96 | 07 TO 09 | 63 sqm | S$818,000 | S$12,984 psm | ×1.000 | S$12,984 psm |
| Aug 2026 | Blk 96 | 28 TO 30 | 63 sqm | S$838,000 | S$13,302 psm | ×1.000 | S$13,302 psm |
| Jul 2026 | Blk 96 | 28 TO 30 | 63 sqm | S$810,000 | S$12,857 psm | ×1.000 | S$12,857 psm |
| Jul 2026 | Blk 96 | 13 TO 15 | 63 sqm | S$818,000 | S$12,984 psm | ×1.000 | S$12,984 psm |
| Jun 2026 | Blk 96 | 16 TO 18 | 63 sqm | S$758,000 | S$12,032 psm | ×0.999 | S$12,014 psm |
| Jun 2026 | Blk 96 | 25 TO 27 | 63 sqm | S$828,000 | S$13,143 psm | ×0.999 | S$13,123 psm |
| Jun 2026 | Blk 96 | 25 TO 27 | 63 sqm | S$920,000 | S$14,603 psm | ×0.999 | S$14,582 psm |
| May 2026 | Blk 96 | 04 TO 06 | 63 sqm | S$808,000 | S$12,825 psm | ×0.999 | S$12,806 psm |
| Mar 2026 | Blk 96 | 37 TO 39 | 63 sqm | S$838,888 | S$13,316 psm | ×0.996 | S$13,257 psm |
| Mar 2026 | Blk 96 | 22 TO 24 | 63 sqm | S$868,000 | S$13,778 psm | ×0.996 | S$13,717 psm |
| Mar 2026 | Blk 96 | 25 TO 27 | 63 sqm | S$830,000 | S$13,175 psm | ×0.996 | S$13,116 psm |
| Mar 2026 | Blk 96 | 07 TO 09 | 63 sqm | S$780,888 | S$12,395 psm | ×0.996 | S$12,340 psm |
| Mar 2026 | Blk 96 | 19 TO 21 | 63 sqm | S$815,000 | S$12,937 psm | ×0.996 | S$12,879 psm |
| Feb 2026 | Blk 96 | 04 TO 06 | 63 sqm | S$768,000 | S$12,190 psm | ×0.996 | S$12,137 psm |
| Feb 2026 | Blk 96 | 25 TO 27 | 63 sqm | S$830,000 | S$13,175 psm | ×0.996 | S$13,116 psm |
| Jan 2026 | Blk 96 | 16 TO 18 | 63 sqm | S$830,000 | S$13,175 psm | ×0.996 | S$13,116 psm |
| Jan 2026 | Blk 96 | 22 TO 24 | 63 sqm | S$830,000 | S$13,175 psm | ×0.996 | S$13,116 psm |
How accurate is this estimate for Dawson Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 191 sales in Dawson Rd since.
- Median error
- 5.9%
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.
5.52% gross yield
S$45,600 of rent a year against the estimate above · 0.33 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 25 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.84%, from 16 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 | 79 | 3 ROOM | S$4,400 |
| Aug 2026 | 96 | 3 ROOM | S$4,000 |
| Aug 2026 | 87 | 3 ROOM | S$3,788 |
| Aug 2026 | 91 | 3 ROOM | S$3,550 |
| Jul 2026 | 95 | 3 ROOM | S$4,200 |
| Jul 2026 | 87 | 3 ROOM | S$3,950 |
| Jul 2026 | 96 | 3 ROOM | S$3,900 |
| Jul 2026 | 94 | 3 ROOM | S$3,800 |
median of 25 HDB rental approvals for 3 ROOM on Dawson Rd since 2025-11.
Buying or selling at S$826,327?
Buying: Stamp duty on S$826,327 · Cash and CPF needed on S$826,327 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$826,327.
Each opens with this figure filled in; change anything there.
Primary schools near 96 Dawson 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
- Queenstown Primary School · 451 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,122 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,300 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- New Town Primary School · 1,387 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 96 · 5 ROOM · 40 TO 42 · Premium Apartment · 94 years left excluded: outlier | 111 sqm | S$1,818,000 | S$16,378 psm |
| Oct 2026 | Blk 96 · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 108 sqm | S$1,500,000 | S$13,889 psm |
| Oct 2026 | Blk 96 · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 83 sqm | S$1,025,000 | S$12,349 psm |
| Sept 2026 | Blk 96 · 3 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 63 sqm | S$848,000 | S$13,460 psm |
| Sept 2026 | Blk 96 · 3 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 63 sqm | S$920,000 | S$14,603 psm |
| Aug 2026 | Blk 96 · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 83 sqm | S$1,100,000 | S$13,253 psm |
| Aug 2026 | Blk 96 · 4 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 86 sqm | S$1,218,000 | S$14,163 psm |
| Aug 2026 | Blk 96 · 3 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 63 sqm | S$838,000 | S$13,302 psm |
| Aug 2026 | Blk 96 · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 63 sqm | S$818,000 | S$12,984 psm |
| Aug 2026 | Blk 96 · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 63 sqm | S$800,000 | S$12,698 psm |
| Jul 2026 | Blk 96 · 5 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 108 sqm | S$1,500,000 | S$13,889 psm |
| Jul 2026 | Blk 96 · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 108 sqm | S$1,430,000 | S$13,241 psm |
| Jul 2026 | Blk 96 · 4 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 83 sqm | S$1,115,000 | S$13,434 psm |
| Jul 2026 | Blk 96 · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 83 sqm | S$1,100,000 | S$13,253 psm |
| Jul 2026 | Blk 96 · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 63 sqm | S$818,000 | S$12,984 psm |
| Jul 2026 | Blk 96 · 3 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 63 sqm | S$810,000 | S$12,857 psm |
| Jun 2026 | Blk 96 · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 108 sqm | S$1,345,000 | S$12,454 psm |
| Jun 2026 | Blk 96 · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 83 sqm | S$1,150,000 | S$13,855 psm |
| Jun 2026 | Blk 96 · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 63 sqm | S$920,000 | S$14,603 psm |
| Jun 2026 | Blk 96 · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 63 sqm | S$828,000 | S$13,143 psm |
| Jun 2026 | Blk 96 · 3 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 63 sqm | S$758,000 | S$12,032 psm |
| May 2026 | Blk 96 · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 83 sqm | S$990,000 | S$11,928 psm |
| May 2026 | Blk 96 · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 83 sqm | S$960,000 | S$11,566 psm |
| May 2026 | Blk 96 · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 83 sqm | S$950,000 | S$11,446 psm |
| May 2026 | Blk 96 · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 63 sqm | S$808,000 | S$12,825 psm |
| Mar 2026 | Blk 96 · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 63 sqm | S$815,000 | S$12,937 psm |
| Mar 2026 | Blk 96 · 3 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 63 sqm | S$780,888 | S$12,395 psm |
| Mar 2026 | Blk 96 · 3 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 63 sqm | S$830,000 | S$13,175 psm |
| Mar 2026 | Blk 96 · 3 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 63 sqm | S$868,000 | S$13,778 psm |
| Mar 2026 | Blk 96 · 3 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 63 sqm | S$838,888 | S$13,316 psm |
| Feb 2026 | Blk 96 · 3 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 63 sqm | S$830,000 | S$13,175 psm |
| Feb 2026 | Blk 96 · 3 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 63 sqm | S$768,000 | S$12,190 psm |
| Jan 2026 | Blk 96 · 3 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 63 sqm | S$830,000 | S$13,175 psm |
| Jan 2026 | Blk 96 · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 63 sqm | S$830,000 | S$13,175 psm |
| Dec 2025 | Blk 96 · 5 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 108 sqm | S$1,520,000 | S$14,074 psm |
| Dec 2025 | Blk 96 · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 108 sqm | S$1,445,000 | S$13,380 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 96 · 3 ROOM | S$4,000 | — |
| Jul 2026 | Blk 96 · 4 ROOM | S$4,600 | — |
| Jul 2026 | Blk 96 · 3 ROOM | S$3,900 | — |
| Jun 2026 | Blk 96 · 3 ROOM | S$4,100 | — |
| Jun 2026 | Blk 96 · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 96 · 5 ROOM | S$2,000 | — |
| Apr 2026 | Blk 96 · 5 ROOM | S$5,200 | — |
| Jan 2026 | Blk 96 · 3 ROOM | S$2,000 | — |
| Sept 2025 | Blk 96 · 4 ROOM | S$4,350 | — |
| May 2025 | Blk 96 · 4 ROOM | S$4,000 | — |
| Mar 2025 | Blk 96 · 5 ROOM | S$5,500 | — |
| Oct 2024 | Blk 96 · 4 ROOM | S$4,350 | — |
| May 2024 | Blk 96 · 3 ROOM | S$3,600 | — |
| Mar 2024 | Blk 96 · 5 ROOM | S$5,500 | — |
| Apr 2023 | Blk 96 · 5 ROOM | S$5,500 | — |
| Feb 2023 | Blk 96 · 3 ROOM | S$3,550 | — |
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 93 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 | 88 years | S$785,667 | S$867,440 | S$935,383 | S$955,885 |
| 10 years | 83 years | S$737,704 | S$899,257 | S$1,045,643 | S$1,091,982 |
| 20 years | 73 years | S$650,612 | S$966,775 | S$1,307,146 | S$1,425,571 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.