Blk 23B Queen's Cl
Project page · 99-year lease from 1973
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 168A · 589 m | 13 TO 15 | 84 sqm | S$528,000 | S$6,286 psm | ×0.999 | S$6,276 psm |
| Mar 2026 | Blk 161 · 363 m | 13 TO 15 | 85 sqm | S$580,000 | S$6,824 psm | ×0.996 | S$6,793 psm |
| Aug 2025 | Blk 168A · 589 m | 10 TO 12 | 84 sqm | S$528,000 | S$6,286 psm | ×0.994 | S$6,249 psm |
| Jul 2025 | Blk 160 · 363 m | 13 TO 15 | 85 sqm | S$573,888 | S$6,752 psm | ×0.994 | S$6,712 psm |
| May 2025 | Blk 168A · 589 m | 01 TO 03 | 84 sqm | S$455,000 | S$5,417 psm | ×0.998 | S$5,406 psm |
| Apr 2025 | Blk 23B | 01 TO 03 | 89 sqm | S$485,000 | S$5,449 psm | ×0.998 | S$5,439 psm |
| Mar 2025 | Blk 160 · 363 m | 10 TO 12 | 85 sqm | S$535,888 | S$6,305 psm | ×1.007 | S$6,352 psm |
| Jan 2025 | Blk 160 · 363 m | 07 TO 09 | 85 sqm | S$504,888 | S$5,940 psm | ×1.007 | S$5,984 psm |
| Jan 2025 | Blk 160 · 363 m | 07 TO 09 | 85 sqm | S$585,000 | S$6,882 psm | ×1.007 | S$6,934 psm |
| Jan 2025 | Blk 23B | 07 TO 09 | 89 sqm | S$400,000 | S$4,494 psm | ×1.007 | S$4,528 psm |
How accurate is this estimate for Queen's Cl?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 11 sales in Queen's Cl since.
- Median error
- 7.4%
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.
7.91% gross yield
S$44,100 of rent a year against the estimate above · 0.22 points above flats like it
Homes like this rent for about S$3,675 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 7.69%, from 19 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 |
|---|---|---|---|
| Sept 2026 | 21 | 4 ROOM | S$3,900 |
| Aug 2026 | 20 | 4 ROOM | S$3,500 |
| Jul 2026 | 19 | 4 ROOM | S$3,500 |
| Jun 2026 | 21 | 4 ROOM | S$4,000 |
| Jun 2026 | 23B | 4 ROOM | S$3,700 |
| Jun 2026 | 23B | 4 ROOM | S$3,400 |
| Apr 2026 | 21 | 4 ROOM | S$4,000 |
| Apr 2026 | 19 | 4 ROOM | S$3,700 |
median of 14 HDB rental approvals for 4 ROOM on Queen's Cl since 2025-11.
Buying or selling at S$557,366?
Buying: Stamp duty on S$557,366 · Cash and CPF needed on S$557,366 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$557,366.
Each opens with this figure filled in; change anything there.
Primary schools near 23b Queen's Cl
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
- New Town Primary School · 544 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 817 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Fairfield Methodist School (Primary) · 1,713 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,845 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2025 | Blk 23B · 4 ROOM · 01 TO 03 · Improved · 47 years left | 89 sqm | S$485,000 | S$5,449 psm |
| Jan 2025 | Blk 23B · 4 ROOM · 07 TO 09 · Improved · 47 years left | 89 sqm | S$400,000 | S$4,494 psm |
| Jul 2024 | Blk 23B · 4 ROOM · 01 TO 03 · Improved · 48 years left | 89 sqm | S$465,000 | S$5,225 psm |
| Jan 2024 | Blk 23B · 4 ROOM · 07 TO 09 · Improved · 48 years left | 89 sqm | S$500,000 | S$5,618 psm |
| Oct 2023 | Blk 23B · 4 ROOM · 07 TO 09 · Improved · 49 years left | 89 sqm | S$472,500 | S$5,309 psm |
| Oct 2022 | Blk 23B · 4 ROOM · 07 TO 09 · Improved · 50 years left | 89 sqm | S$550,000 | S$6,180 psm |
| Apr 2022 | Blk 23B · 4 ROOM · 04 TO 06 · Improved · 50 years left | 89 sqm | S$438,000 | S$4,921 psm |
| Jan 2022 | Blk 23B · 4 ROOM · 04 TO 06 · Improved · 50 years left | 89 sqm | S$465,000 | S$5,225 psm |
| Nov 2021 | Blk 23B · 4 ROOM · 04 TO 06 · Improved · 51 years left | 89 sqm | S$456,000 | S$5,124 psm |
Showing 9 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 23B · 4 ROOM | S$3,700 | — |
| Jun 2026 | Blk 23B · 4 ROOM | S$3,400 | — |
| Apr 2026 | Blk 23B · 4 ROOM | S$2,200 | — |
| Dec 2025 | Blk 23B · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 23B · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 23B · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 23B · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 23B · 4 ROOM | S$3,600 | — |
| Sept 2024 | Blk 23B · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 23B · 4 ROOM | S$3,580 | — |
| May 2024 | Blk 23B · 4 ROOM | S$2,000 | — |
| Oct 2023 | Blk 23B · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 23B · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 23B · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 23B · 4 ROOM | S$2,950 | — |
| Mar 2022 | Blk 23B · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 23B · 4 ROOM | S$2,450 | — |
| Feb 2021 | Blk 23B · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 23B · 4 ROOM | S$2,000 | — |
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 45 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 | 40 years | S$524,180 | S$578,737 | S$624,067 | S$637,745 |
| 10 years | 35 years | S$488,840 | S$595,893 | S$692,895 | S$723,602 |
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.