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HDB · 381003

Blk 3A Upp Boon Keng Rd

Project page · 99-year lease from 2006

Indicative value range
S$854,372 – S$971,880
Indicative mid S$900,995 · S$10,011 psm

Based on 15 sales in this street, last 12 months. Search widened 1 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 2B22 TO 2490 sqmS$860,000S$9,556 psm×1.000S$9,556 psm
Oct 2026Blk 2A25 TO 2785 sqmS$950,000S$11,176 psm×1.000S$11,176 psm
Oct 2026Blk 1310 TO 12102 sqmS$878,000S$8,608 psm×1.000S$8,608 psm
Sept 2026Blk 3A16 TO 1890 sqmS$880,000S$9,778 psm×1.000S$9,778 psm
Sept 2026Blk 2A04 TO 0685 sqmS$855,000S$10,059 psm×1.000S$10,059 psm
Aug 2026Blk 2A10 TO 1285 sqmS$935,000S$11,000 psm×1.000S$11,000 psm
Aug 2026Blk 1416 TO 18103 sqmS$930,000S$9,029 psm×1.000S$9,029 psm
Jun 2026Blk 3B25 TO 2790 sqmS$920,000S$10,222 psm×0.999S$10,207 psm
May 2026Blk 5A13 TO 1593 sqmS$1,030,000S$11,075 psm×0.999S$11,059 psm
May 2026Blk 14A07 TO 09101 sqmS$895,000S$8,861 psm×0.999S$8,848 psm
May 2026Blk 3B07 TO 0990 sqmS$850,000S$9,444 psm×0.999S$9,430 psm
Apr 2026Blk 2D25 TO 2790 sqmS$995,000S$11,056 psm×0.999S$11,039 psm
Mar 2026Blk 2D01 TO 0390 sqmS$905,000S$10,056 psm×0.996S$10,011 psm
Jan 2026Blk 3B10 TO 1290 sqmS$905,000S$10,056 psm×0.996S$10,011 psm
Jan 2026Blk 2D07 TO 0990 sqmS$958,000S$10,644 psm×0.996S$10,597 psm

How accurate is this estimate for Upp Boon Keng Rd?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 60 sales in Upp Boon Keng Rd since.

Median error
4.8%

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.

5.33% gross yield

S$48,000 of rent a year against the estimate above · 0.87 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 51 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 105 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
Sept 20263A4 ROOMS$4,200
Sept 20263C4 ROOMS$4,200
Sept 20262A4 ROOMS$4,000
Jul 20268A4 ROOMS$4,200
Jul 20262D4 ROOMS$4,200
Jul 20263A4 ROOMS$3,800
Jul 2026154 ROOMS$2,900
Jun 20263A4 ROOMS$4,250

median of 51 HDB rental approvals for 4 ROOM on Upp Boon Keng Rd since 2025-11.

Buying or selling at S$900,995?

Buying: Stamp duty on S$900,995 · Cash and CPF needed on S$900,995 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$900,995.

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

Primary schools near 3a Upp Boon Keng 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 3A · 5 ROOM · 16 TO 18 · Improved · 79 years left
110 sqmS$1,160,000S$10,545 psm
Sept 2026
Blk 3A · 4 ROOM · 16 TO 18 · Model A · 79 years left
90 sqmS$880,000S$9,778 psm
Aug 2025
Blk 3A · 5 ROOM · 04 TO 06 · Improved · 80 years left
110 sqmS$1,038,000S$9,436 psm
Sept 2024
Blk 3A · 4 ROOM · 25 TO 27 · Model A · 81 years left
85 sqmS$950,000S$11,176 psm
Aug 2024
Blk 3A · 4 ROOM · 10 TO 12 · Model A · 81 years left
85 sqmS$880,000S$10,353 psm
Feb 2024
Blk 3A · 4 ROOM · 19 TO 21 · Model A · 82 years left
85 sqmS$860,000S$10,118 psm
Jan 2024
Blk 3A · 5 ROOM · 13 TO 15 · Improved · 82 years left
110 sqmS$1,024,000S$9,309 psm
Jul 2023
Blk 3A · 4 ROOM · 16 TO 18 · Model A · 82 years left
90 sqmS$870,000S$9,667 psm
Jul 2023
Blk 3A · 4 ROOM · 07 TO 09 · Model A · 82 years left
90 sqmS$860,000S$9,556 psm
May 2023
Blk 3A · 5 ROOM · 07 TO 09 · Improved · 83 years left
110 sqmS$920,000S$8,364 psm
Mar 2023
Blk 3A · 4 ROOM · 25 TO 27 · Model A · 83 years left
85 sqmS$850,000S$10,000 psm
Mar 2023
Blk 3A · 4 ROOM · 01 TO 03 · Model A · 83 years left
85 sqmS$618,000S$7,271 psm
Feb 2023
Blk 3A · 4 ROOM · 04 TO 06 · Model A · 83 years left
85 sqmS$735,000S$8,647 psm
Oct 2022
Blk 3A · 5 ROOM · 01 TO 03 · Improved · 83 years left
110 sqmS$770,000S$7,000 psm
May 2022
Blk 3A · 4 ROOM · 07 TO 09 · Model A · 83 years left
85 sqmS$718,000S$8,447 psm
Apr 2022
Blk 3A · 5 ROOM · 16 TO 18 · Improved · 84 years left
110 sqmS$835,000S$7,591 psm
Apr 2022
Blk 3A · 4 ROOM · 01 TO 03 · Model A · 84 years left
excluded: outlier
90 sqmS$570,000S$6,333 psm
See more

Showing 17 of 59.

Sale prices as filed in caveats.

Where the lease takes this

About 78 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 years73 yearsS$850,295S$938,794S$1,012,325S$1,034,513
10 years68 yearsS$815,780S$994,431S$1,156,310S$1,207,554
20 years58 yearsS$761,749S$1,131,919S$1,530,432S$1,669,086

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.