homequant
HDB · 320048

Blk 48 Jln Bahagia

Project page · 99-year lease from 1972

Indicative value range
S$418,639 – S$504,088
Indicative mid S$449,255 · S$5,760 psm

Based on 90 sales in projects within 1 km, last 24 months. Search widened 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 23 · 935 m04 TO 0668 sqmS$390,000S$5,735 psm×1.000S$5,735 psm
Sept 2026Blk 27 · 868 m10 TO 1267 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Aug 2026Blk 24 · 935 m10 TO 1268 sqmS$420,000S$6,176 psm×1.000S$6,176 psm
Aug 2026Blk 25 · 868 m07 TO 0967 sqmS$355,000S$5,299 psm×1.000S$5,299 psm
Aug 2026Blk 25 · 868 m01 TO 0367 sqmS$315,000S$4,701 psm×1.000S$4,701 psm
Aug 2026Blk 27 · 868 m07 TO 0967 sqmS$310,000S$4,627 psm×1.000S$4,627 psm
Aug 2026Blk 27 · 868 m10 TO 1267 sqmS$330,000S$4,925 psm×1.000S$4,925 psm
Aug 2026Blk 5 · 289 m07 TO 0968 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Jul 2026Blk 26 · 868 m04 TO 0667 sqmS$335,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 34 · 781 m01 TO 0368 sqmS$408,000S$6,000 psm×1.000S$6,000 psm
Jul 2026Blk 6 · 289 m07 TO 0968 sqmS$423,000S$6,221 psm×1.000S$6,221 psm
Jul 2026Blk 56 · 408 m01 TO 0378 sqmS$980,000S$12,516 psm×1.000S$12,516 psm
Jun 2026Blk 30 · 935 m04 TO 0668 sqmS$385,000S$5,662 psm×0.999S$5,653 psm
Jun 2026Blk 26 · 935 m16 TO 1871 sqmS$553,000S$7,789 psm×0.999S$7,777 psm
Jun 2026Blk 27 · 868 m10 TO 1267 sqmS$333,000S$4,970 psm×0.999S$4,963 psm
Jun 2026Blk 26 · 868 m01 TO 0367 sqmS$333,000S$4,970 psm×0.999S$4,963 psm
Jun 2026Blk 25 · 868 m04 TO 0667 sqmS$320,000S$4,776 psm×0.999S$4,769 psm
Jun 2026Blk 5 · 289 m10 TO 1268 sqmS$530,000S$7,794 psm×0.999S$7,783 psm
May 2026Blk 47 · 935 m10 TO 1273 sqmS$428,000S$5,863 psm×0.999S$5,854 psm
May 2026Blk 26 · 935 m19 TO 2171 sqmS$525,000S$7,394 psm×0.999S$7,383 psm
May 2026Blk 26 · 868 m01 TO 0367 sqmS$350,000S$5,224 psm×0.999S$5,216 psm
May 2026Blk 27 · 868 m04 TO 0667 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
May 2026Blk 34 · 781 m07 TO 0968 sqmS$468,000S$6,882 psm×0.999S$6,872 psm
May 2026Blk 5 · 289 m07 TO 0968 sqmS$455,000S$6,691 psm×0.999S$6,681 psm
Apr 2026Blk 43 · 935 m01 TO 0375 sqmS$500,000S$6,667 psm×0.999S$6,657 psm
Apr 2026Blk 27 · 868 m01 TO 0367 sqmS$400,000S$5,970 psm×0.999S$5,961 psm
Apr 2026Blk 26 · 868 m01 TO 0367 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
Apr 2026Blk 25 · 868 m07 TO 0967 sqmS$385,000S$5,746 psm×0.999S$5,738 psm
Apr 2026Blk 26 · 868 m01 TO 0367 sqmS$340,000S$5,075 psm×0.999S$5,067 psm
Mar 2026Blk 3901 TO 0383 sqmS$878,000S$10,528 psm×0.996S$10,481 psm
Mar 2026Blk 23 · 935 m07 TO 0968 sqmS$430,000S$6,324 psm×0.996S$6,296 psm
Mar 2026Blk 24 · 935 m01 TO 0368 sqmS$416,888S$6,131 psm×0.996S$6,104 psm
Feb 2026Blk 26 · 868 m10 TO 1267 sqmS$370,000S$5,522 psm×0.996S$5,498 psm
Jan 2026Blk 23 · 868 m10 TO 1267 sqmS$390,000S$5,821 psm×0.996S$5,795 psm
Jan 2026Blk 26 · 868 m01 TO 0367 sqmS$350,000S$5,224 psm×0.996S$5,201 psm
Jan 2026Blk 34 · 781 m10 TO 1268 sqmS$448,000S$6,588 psm×0.996S$6,559 psm
Dec 2025Blk 30 · 935 m04 TO 0668 sqmS$420,000S$6,176 psm×0.995S$6,143 psm
Dec 2025Blk 24 · 935 m10 TO 1268 sqmS$485,000S$7,132 psm×0.995S$7,094 psm
Dec 2025Blk 24 · 935 m01 TO 0368 sqmS$400,000S$5,882 psm×0.995S$5,851 psm
Dec 2025Blk 25 · 868 m01 TO 0367 sqmS$340,000S$5,075 psm×0.995S$5,047 psm
Nov 2025Blk 24 · 935 m07 TO 0968 sqmS$483,000S$7,103 psm×0.995S$7,065 psm
Nov 2025Blk 93 · 200 m07 TO 0976 sqmS$425,000S$5,592 psm×0.995S$5,562 psm
Nov 2025Blk 25 · 868 m01 TO 0367 sqmS$345,888S$5,163 psm×0.995S$5,135 psm
Nov 2025Blk 26 · 868 m04 TO 0667 sqmS$372,000S$5,552 psm×0.995S$5,522 psm
Oct 2025Blk 30 · 935 m10 TO 1268 sqmS$450,000S$6,618 psm×0.995S$6,582 psm
Oct 2025Blk 194 · 475 m10 TO 1275 sqmS$425,000S$5,667 psm×0.995S$5,636 psm
Sept 2025Blk 75 · 200 m01 TO 0376 sqmS$394,688S$5,193 psm×0.994S$5,163 psm
Sept 2025Blk 26 · 868 m07 TO 0967 sqmS$380,000S$5,672 psm×0.994S$5,638 psm
Sept 2025Blk 23 · 868 m04 TO 0667 sqmS$375,000S$5,597 psm×0.994S$5,564 psm
Sept 2025Blk 34 · 781 m01 TO 0368 sqmS$388,000S$5,706 psm×0.994S$5,672 psm
Aug 2025Blk 3 · 448 m01 TO 0370 sqmS$428,000S$6,114 psm×0.994S$6,078 psm
Jul 2025Blk 26 · 935 m19 TO 2171 sqmS$538,000S$7,577 psm×0.994S$7,533 psm
Jul 2025Blk 23 · 935 m01 TO 0368 sqmS$350,000S$5,147 psm×0.994S$5,117 psm
Jul 2025Blk 30 · 935 m04 TO 0668 sqmS$450,000S$6,618 psm×0.994S$6,579 psm
Jul 2025Blk 24 · 935 m10 TO 1268 sqmS$480,000S$7,059 psm×0.994S$7,017 psm
Jul 2025Blk 23 · 935 m07 TO 0968 sqmS$433,000S$6,368 psm×0.994S$6,330 psm
Jul 2025Blk 27 · 868 m04 TO 0667 sqmS$373,000S$5,567 psm×0.994S$5,534 psm
Jul 2025Blk 25 · 868 m10 TO 1267 sqmS$388,888S$5,804 psm×0.994S$5,770 psm
Jul 2025Blk 34 · 781 m10 TO 1268 sqmS$440,440S$6,477 psm×0.994S$6,439 psm
Jun 2025Blk 26 · 868 m10 TO 1267 sqmS$360,000S$5,373 psm×0.998S$5,363 psm
Jun 2025Blk 25 · 868 m01 TO 0367 sqmS$350,000S$5,224 psm×0.998S$5,214 psm
May 2025Blk 23 · 868 m07 TO 0967 sqmS$388,000S$5,791 psm×0.998S$5,780 psm
May 2025Blk 26 · 868 m10 TO 1267 sqmS$375,000S$5,597 psm×0.998S$5,586 psm
May 2025Blk 26 · 868 m07 TO 0967 sqmS$350,000S$5,224 psm×0.998S$5,214 psm
May 2025Blk 25 · 868 m01 TO 0367 sqmS$373,000S$5,567 psm×0.998S$5,556 psm
May 2025Blk 34 · 781 m10 TO 1268 sqmS$416,888S$6,131 psm×0.998S$6,119 psm
May 2025Blk 34 · 781 m07 TO 0968 sqmS$400,000S$5,882 psm×0.998S$5,871 psm
Apr 2025Blk 23 · 935 m01 TO 0368 sqmS$418,888S$6,160 psm×0.998S$6,148 psm
Apr 2025Blk 30 · 935 m10 TO 1278 sqmS$535,000S$6,859 psm×0.998S$6,845 psm
Apr 2025Blk 75 · 200 m10 TO 1276 sqmS$435,000S$5,724 psm×0.998S$5,712 psm
Apr 2025Blk 25 · 868 m01 TO 0367 sqmS$360,000S$5,373 psm×0.998S$5,363 psm
Apr 2025Blk 26 · 868 m04 TO 0667 sqmS$355,000S$5,299 psm×0.998S$5,288 psm
Apr 2025Blk 25 · 868 m04 TO 0667 sqmS$370,000S$5,522 psm×0.998S$5,512 psm
Apr 2025Blk 26 · 868 m07 TO 0967 sqmS$370,888S$5,536 psm×0.998S$5,525 psm
Apr 2025Blk 34 · 781 m01 TO 0368 sqmS$435,000S$6,397 psm×0.998S$6,384 psm
Apr 2025Blk 34 · 781 m07 TO 0968 sqmS$441,888S$6,498 psm×0.998S$6,486 psm
Apr 2025Blk 59 · 408 m01 TO 0379 sqmS$950,000S$11,965 psm×0.998S$11,941 psm
Mar 2025Blk 23 · 868 m04 TO 0667 sqmS$386,888S$5,774 psm×1.007S$5,818 psm
Feb 2025Blk 4901 TO 0380 sqmS$870,000S$10,889 psm×1.007S$10,970 psm
Feb 2025Blk 28 · 935 m10 TO 1271 sqmS$480,000S$6,761 psm×1.007S$6,811 psm
Feb 2025Blk 34 · 781 m07 TO 0968 sqmS$430,000S$6,324 psm×1.007S$6,371 psm
Jan 2025Blk 82 · 200 m07 TO 0977 sqmS$411,000S$5,338 psm×1.007S$5,377 psm
Jan 2025Blk 75 · 200 m16 TO 1876 sqmS$410,000S$5,395 psm×1.007S$5,435 psm
Jan 2025Blk 34 · 781 m04 TO 0668 sqmS$365,000S$5,368 psm×1.007S$5,408 psm
Jan 2025Blk 34 · 781 m10 TO 1268 sqmS$448,000S$6,588 psm×1.007S$6,637 psm
Jan 2025Blk 194 · 475 m10 TO 1275 sqmS$428,000S$5,707 psm×1.007S$5,749 psm
Dec 2024Blk 30 · 935 m07 TO 0968 sqmS$415,000S$6,103 psm×1.023S$6,245 psm
Dec 2024Blk 24 · 935 m10 TO 1268 sqmS$480,000S$7,059 psm×1.023S$7,223 psm
Dec 2024Blk 86 · 200 m04 TO 0677 sqmS$375,000S$4,870 psm×1.023S$4,983 psm
Dec 2024Blk 25 · 868 m07 TO 0967 sqmS$366,000S$5,463 psm×1.023S$5,590 psm

How accurate is this estimate for Jln Bahagia?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 17 sales in Jln Bahagia since.

Median error
8.2%

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.

7.48% gross yield

S$33,600 of rent a year against the estimate above · 1.72 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 25 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.21%, from 182 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

ApprovedBlockFlatRent a month
Aug 2026283 ROOMS$3,100
Aug 2026323 ROOMS$2,800
Aug 2026333 ROOMS$1,500
Jun 2026353 ROOMS$2,050
May 2026333 ROOMS$3,100
May 2026333 ROOMS$2,800
Apr 2026283 ROOMS$2,800
Apr 2026323 ROOMS$2,800

median of 25 HDB rental approvals for 3 ROOM on Jln Bahagia since 2025-11.

Buying or selling at S$449,255?

Buying: Stamp duty on S$449,255 · Cash and CPF needed on S$449,255 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$449,255.

Each opens with this figure filled in; change anything there.

Primary schools near 48 Jln Bahagia

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2024
Blk 48 · 3 ROOM · 01 TO 03 · Terrace · 47 years left
78 sqmS$750,000S$9,615 psm
See more

Showing 1 of 8.

Sale prices as filed in caveats.

Where the lease takes this

About 44 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years39 yearsS$418,966S$462,573S$498,804S$509,737

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.41% 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.