Blk 54 Jln Ma'mor
Project page · 99-year lease from 1972
Based on 18 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 61 · 446 m | 01 TO 03 | 94 sqm | S$1,108,000 | S$11,812 psm | ×1.000 | S$11,812 psm |
| Aug 2026 | Blk 46 · 408 m | 01 TO 03 | 93 sqm | S$970,000 | S$10,397 psm | ×1.000 | S$10,397 psm |
| Jul 2026 | Blk 56 | 01 TO 03 | 78 sqm | S$980,000 | S$12,516 psm | ×1.000 | S$12,516 psm |
| Jun 2026 | Blk 41 · 408 m | 01 TO 03 | 93 sqm | S$1,100,000 | S$11,815 psm | ×0.999 | S$11,798 psm |
| Apr 2026 | Blk 55 · 408 m | 01 TO 03 | 94 sqm | S$1,028,000 | S$10,983 psm | ×0.999 | S$10,967 psm |
| Apr 2026 | Blk 51 · 408 m | 01 TO 03 | 90 sqm | S$888,000 | S$9,900 psm | ×0.999 | S$9,885 psm |
| Mar 2026 | Blk 39 · 408 m | 01 TO 03 | 83 sqm | S$878,000 | S$10,528 psm | ×0.996 | S$10,481 psm |
| Mar 2026 | Blk 46 · 408 m | 01 TO 03 | 92 sqm | S$930,000 | S$10,098 psm | ×0.996 | S$10,053 psm |
| Nov 2025 | Blk 93 · 437 m | 07 TO 09 | 76 sqm | S$425,000 | S$5,592 psm | ×0.995 | S$5,562 psm |
| Sept 2025 | Blk 75 · 437 m | 01 TO 03 | 76 sqm | S$394,688 | S$5,193 psm | ×0.994 | S$5,163 psm |
| Sept 2025 | Blk 85A · 890 m | 07 TO 09 | 78 sqm | S$472,000 | S$6,051 psm | ×0.994 | S$6,016 psm |
| Apr 2025 | Blk 75 · 437 m | 10 TO 12 | 76 sqm | S$435,000 | S$5,724 psm | ×0.998 | S$5,712 psm |
| Apr 2025 | Blk 59 | 01 TO 03 | 79 sqm | S$950,000 | S$11,965 psm | ×0.998 | S$11,941 psm |
| Feb 2025 | Blk 49 · 408 m | 01 TO 03 | 80 sqm | S$870,000 | S$10,889 psm | ×1.007 | S$10,970 psm |
| Jan 2025 | Blk 82 · 437 m | 07 TO 09 | 77 sqm | S$411,000 | S$5,338 psm | ×1.007 | S$5,377 psm |
| Jan 2025 | Blk 75 · 437 m | 16 TO 18 | 76 sqm | S$410,000 | S$5,395 psm | ×1.007 | S$5,435 psm |
| Dec 2024 | Blk 46 · 408 m | 01 TO 03 | 93 sqm | S$965,000 | S$10,376 psm | ×1.023 | S$10,618 psm |
| Dec 2024 | Blk 86 · 437 m | 04 TO 06 | 77 sqm | S$375,000 | S$4,870 psm | ×1.023 | S$4,983 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.
3.98% gross yield
S$36,000 of rent a year against the estimate above · 5.22 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$903,872?
Buying: Stamp duty on S$903,872 · Cash and CPF needed on S$903,872 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$903,872.
Each opens with this figure filled in; change anything there.
Primary schools near 54 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
- Hong Wen School · 634 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 899 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 901 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Bendemeer Primary School · 1,077 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- First Toa Payoh Primary School · 1,291 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,295 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,584 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 1,775 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2024 | Blk 54 · 3 ROOM · 01 TO 03 · Terrace · 47 years left | 88 sqm | S$993,888 | S$11,243 psm |
Showing 1 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 39 years | S$842,933 | S$930,666 | S$1,003,561 | S$1,025,557 |
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.