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HDB · 320056

Blk 56 Jln Ma'mor

Project page · 99-year lease from 1972

Indicative value range
S$417,029 – S$474,352
Indicative mid S$436,079 · S$5,591 psm

Based on 72 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
Sept 2026Blk 27 · 596 m10 TO 1267 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Aug 2026Blk 85C · 890 m13 TO 1568 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Aug 2026Blk 25 · 596 m07 TO 0967 sqmS$355,000S$5,299 psm×1.000S$5,299 psm
Aug 2026Blk 25 · 596 m01 TO 0367 sqmS$315,000S$4,701 psm×1.000S$4,701 psm
Aug 2026Blk 27 · 596 m07 TO 0967 sqmS$310,000S$4,627 psm×1.000S$4,627 psm
Aug 2026Blk 27 · 596 m10 TO 1267 sqmS$330,000S$4,925 psm×1.000S$4,925 psm
Aug 2026Blk 5 · 671 m07 TO 0968 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Jul 2026Blk 26 · 596 m04 TO 0667 sqmS$335,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 6 · 671 m07 TO 0968 sqmS$423,000S$6,221 psm×1.000S$6,221 psm
Jul 2026Blk 5601 TO 0378 sqmS$980,000S$12,516 psm×1.000S$12,516 psm
Jun 2026Blk 27 · 596 m10 TO 1267 sqmS$333,000S$4,970 psm×0.999S$4,963 psm
Jun 2026Blk 26 · 596 m01 TO 0367 sqmS$333,000S$4,970 psm×0.999S$4,963 psm
Jun 2026Blk 25 · 596 m04 TO 0667 sqmS$320,000S$4,776 psm×0.999S$4,769 psm
Jun 2026Blk 5 · 671 m10 TO 1268 sqmS$530,000S$7,794 psm×0.999S$7,783 psm
May 2026Blk 85A · 890 m16 TO 1868 sqmS$423,888S$6,234 psm×0.999S$6,224 psm
May 2026Blk 26 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×0.999S$5,216 psm
May 2026Blk 27 · 596 m04 TO 0667 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
May 2026Blk 5 · 671 m07 TO 0968 sqmS$455,000S$6,691 psm×0.999S$6,681 psm
Apr 2026Blk 27 · 596 m01 TO 0367 sqmS$400,000S$5,970 psm×0.999S$5,961 psm
Apr 2026Blk 26 · 596 m01 TO 0367 sqmS$360,000S$5,373 psm×0.999S$5,365 psm
Apr 2026Blk 25 · 596 m07 TO 0967 sqmS$385,000S$5,746 psm×0.999S$5,738 psm
Apr 2026Blk 26 · 596 m01 TO 0367 sqmS$340,000S$5,075 psm×0.999S$5,067 psm
Mar 2026Blk 39 · 408 m01 TO 0383 sqmS$878,000S$10,528 psm×0.996S$10,481 psm
Mar 2026Blk 85A · 890 m16 TO 1868 sqmS$420,000S$6,176 psm×0.996S$6,149 psm
Feb 2026Blk 85C · 890 m07 TO 0968 sqmS$420,000S$6,176 psm×0.996S$6,149 psm
Feb 2026Blk 85B · 890 m16 TO 1868 sqmS$400,000S$5,882 psm×0.996S$5,856 psm
Feb 2026Blk 26 · 596 m10 TO 1267 sqmS$370,000S$5,522 psm×0.996S$5,498 psm
Jan 2026Blk 73 · 890 m07 TO 0972 sqmS$480,000S$6,667 psm×0.996S$6,637 psm
Jan 2026Blk 85 · 890 m01 TO 0368 sqmS$380,000S$5,588 psm×0.996S$5,564 psm
Jan 2026Blk 23 · 596 m10 TO 1267 sqmS$390,000S$5,821 psm×0.996S$5,795 psm
Jan 2026Blk 26 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×0.996S$5,201 psm
Dec 2025Blk 85A · 890 m16 TO 1868 sqmS$426,888S$6,278 psm×0.995S$6,244 psm
Dec 2025Blk 25 · 596 m01 TO 0367 sqmS$340,000S$5,075 psm×0.995S$5,047 psm
Nov 2025Blk 93 · 437 m07 TO 0976 sqmS$425,000S$5,592 psm×0.995S$5,562 psm
Nov 2025Blk 66 · 890 m01 TO 0372 sqmS$438,000S$6,083 psm×0.995S$6,050 psm
Nov 2025Blk 25 · 596 m01 TO 0367 sqmS$345,888S$5,163 psm×0.995S$5,135 psm
Nov 2025Blk 26 · 596 m04 TO 0667 sqmS$372,000S$5,552 psm×0.995S$5,522 psm
Oct 2025Blk 194 · 408 m10 TO 1275 sqmS$425,000S$5,667 psm×0.995S$5,636 psm
Sept 2025Blk 75 · 437 m01 TO 0376 sqmS$394,688S$5,193 psm×0.994S$5,163 psm
Sept 2025Blk 85A · 890 m07 TO 0978 sqmS$472,000S$6,051 psm×0.994S$6,016 psm
Sept 2025Blk 26 · 596 m07 TO 0967 sqmS$380,000S$5,672 psm×0.994S$5,638 psm
Sept 2025Blk 23 · 596 m04 TO 0667 sqmS$375,000S$5,597 psm×0.994S$5,564 psm
Aug 2025Blk 3 · 843 m01 TO 0370 sqmS$428,000S$6,114 psm×0.994S$6,078 psm
Aug 2025Blk 85B · 890 m13 TO 1568 sqmS$422,000S$6,206 psm×0.994S$6,169 psm
Jul 2025Blk 73 · 890 m10 TO 1272 sqmS$405,000S$5,625 psm×0.994S$5,592 psm
Jul 2025Blk 27 · 596 m04 TO 0667 sqmS$373,000S$5,567 psm×0.994S$5,534 psm
Jul 2025Blk 25 · 596 m10 TO 1267 sqmS$388,888S$5,804 psm×0.994S$5,770 psm
Jun 2025Blk 26 · 596 m10 TO 1267 sqmS$360,000S$5,373 psm×0.998S$5,363 psm
Jun 2025Blk 25 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×0.998S$5,214 psm
May 2025Blk 66 · 890 m10 TO 1272 sqmS$450,000S$6,250 psm×0.998S$6,238 psm
May 2025Blk 23 · 596 m07 TO 0967 sqmS$388,000S$5,791 psm×0.998S$5,780 psm
May 2025Blk 26 · 596 m10 TO 1267 sqmS$375,000S$5,597 psm×0.998S$5,586 psm
May 2025Blk 26 · 596 m07 TO 0967 sqmS$350,000S$5,224 psm×0.998S$5,214 psm
May 2025Blk 25 · 596 m01 TO 0367 sqmS$373,000S$5,567 psm×0.998S$5,556 psm
Apr 2025Blk 75 · 437 m10 TO 1276 sqmS$435,000S$5,724 psm×0.998S$5,712 psm
Apr 2025Blk 85C · 890 m07 TO 0968 sqmS$415,000S$6,103 psm×0.998S$6,091 psm
Apr 2025Blk 25 · 596 m01 TO 0367 sqmS$360,000S$5,373 psm×0.998S$5,363 psm
Apr 2025Blk 26 · 596 m04 TO 0667 sqmS$355,000S$5,299 psm×0.998S$5,288 psm
Apr 2025Blk 25 · 596 m04 TO 0667 sqmS$370,000S$5,522 psm×0.998S$5,512 psm
Apr 2025Blk 26 · 596 m07 TO 0967 sqmS$370,888S$5,536 psm×0.998S$5,525 psm
Apr 2025Blk 5901 TO 0379 sqmS$950,000S$11,965 psm×0.998S$11,941 psm
Mar 2025Blk 85C · 890 m19 TO 2168 sqmS$440,000S$6,471 psm×1.007S$6,519 psm
Mar 2025Blk 23 · 596 m04 TO 0667 sqmS$386,888S$5,774 psm×1.007S$5,818 psm
Feb 2025Blk 49 · 408 m01 TO 0380 sqmS$870,000S$10,889 psm×1.007S$10,970 psm
Jan 2025Blk 82 · 437 m07 TO 0977 sqmS$411,000S$5,338 psm×1.007S$5,377 psm
Jan 2025Blk 75 · 437 m16 TO 1876 sqmS$410,000S$5,395 psm×1.007S$5,435 psm
Jan 2025Blk 85A · 890 m07 TO 0968 sqmS$400,000S$5,882 psm×1.007S$5,926 psm
Jan 2025Blk 85A · 890 m13 TO 1568 sqmS$390,000S$5,735 psm×1.007S$5,778 psm
Jan 2025Blk 194 · 408 m10 TO 1275 sqmS$428,000S$5,707 psm×1.007S$5,749 psm
Dec 2024Blk 86 · 437 m04 TO 0677 sqmS$375,000S$4,870 psm×1.023S$4,983 psm
Dec 2024Blk 85C · 890 m07 TO 0968 sqmS$390,000S$5,735 psm×1.023S$5,869 psm
Dec 2024Blk 25 · 596 m07 TO 0967 sqmS$366,000S$5,463 psm×1.023S$5,590 psm

How accurate is this estimate for Jln Ma'mor?

Too few sales since Q1 2026 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

8.26% gross yield

S$36,000 of rent a year against the estimate above · 0.95 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 650 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.

Buying or selling at S$436,079?

Buying: Stamp duty on S$436,079 · Cash and CPF needed on S$436,079 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$436,079.

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

Primary schools near 56 Jln Ma'mor

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
Jul 2026
Blk 56 · 3 ROOM · 01 TO 03 · Terrace · 45 years left
78 sqmS$980,000S$12,516 psm
Nov 2022
Blk 56 · 3 ROOM · 01 TO 03 · Terrace · 49 years left
78 sqmS$820,000S$10,513 psm
See more

Showing 2 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$406,679S$449,006S$484,175S$494,787

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.