Blk 96 Henderson Rd
Project page · 99-year lease from 1975
Based on 15 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 102 · 306 m | 04 TO 06 | 80 sqm | S$448,000 | S$5,600 psm | ×1.000 | S$5,600 psm |
| Jul 2026 | Blk 106 · 306 m | 01 TO 03 | 81 sqm | S$508,000 | S$6,272 psm | ×1.000 | S$6,272 psm |
| May 2026 | Blk 120 · 321 m | 07 TO 09 | 88 sqm | S$560,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Mar 2026 | Blk 102 · 306 m | 04 TO 06 | 80 sqm | S$508,000 | S$6,350 psm | ×0.997 | S$6,331 psm |
| Jan 2026 | Blk 102 · 306 m | 01 TO 03 | 80 sqm | S$498,000 | S$6,225 psm | ×0.997 | S$6,207 psm |
| Jan 2026 | Blk 102 · 306 m | 10 TO 12 | 80 sqm | S$500,000 | S$6,250 psm | ×0.997 | S$6,232 psm |
| Sept 2025 | Blk 102 · 306 m | 10 TO 12 | 80 sqm | S$500,000 | S$6,250 psm | ×0.996 | S$6,222 psm |
| Jul 2025 | Blk 120 · 321 m | 04 TO 06 | 88 sqm | S$555,000 | S$6,307 psm | ×0.996 | S$6,279 psm |
| Jul 2025 | Blk 106 · 306 m | 13 TO 15 | 81 sqm | S$571,000 | S$7,049 psm | ×0.996 | S$7,018 psm |
| Apr 2025 | Blk 106 · 306 m | 04 TO 06 | 81 sqm | S$528,000 | S$6,519 psm | ×1.000 | S$6,515 psm |
| Feb 2025 | Blk 120 · 321 m | 01 TO 03 | 88 sqm | S$505,000 | S$5,739 psm | ×1.009 | S$5,790 psm |
| Nov 2024 | Blk 120 · 321 m | 01 TO 03 | 88 sqm | S$508,000 | S$5,773 psm | ×1.025 | S$5,916 psm |
| Nov 2024 | Blk 102 · 306 m | 07 TO 09 | 80 sqm | S$450,000 | S$5,625 psm | ×1.025 | S$5,764 psm |
| Nov 2024 | Blk 106 · 306 m | 07 TO 09 | 81 sqm | S$530,000 | S$6,543 psm | ×1.025 | S$6,705 psm |
| Nov 2024 | Blk 106 · 306 m | 07 TO 09 | 81 sqm | S$539,000 | S$6,654 psm | ×1.025 | S$6,819 psm |
How accurate is this estimate for Henderson Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Henderson Rd since.
- Median error
- 4.6%
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.
8.44% gross yield
S$49,200 of rent a year against the estimate above · 0.44 points above flats like it
Homes like this rent for about S$4,100 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 | 95B | 4 ROOM | S$4,200 |
| Jun 2026 | 95A | 4 ROOM | S$4,300 |
| Jun 2026 | 96B | 4 ROOM | S$4,100 |
| May 2026 | 96B | 4 ROOM | S$4,700 |
| Mar 2026 | 95A | 4 ROOM | S$4,200 |
| Mar 2026 | 95C | 4 ROOM | S$4,100 |
| Mar 2026 | 95A | 4 ROOM | S$4,000 |
| Feb 2026 | 95B | 4 ROOM | S$4,300 |
median of 13 HDB rental approvals for 4 ROOM on Henderson Rd since 2025-10.
Buying or selling at S$583,259?
Buying: Stamp duty on S$583,259 · Cash and CPF needed on S$583,259 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$583,259.
Each opens with this figure filled in; change anything there.
Primary schools near 96 Henderson 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.
Within about 1 km
- Alexandra Primary School · 444 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 545 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 571 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,308 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,504 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,684 m · balloted in 2025 Phase 2C (PRs within 1 km)
- River Valley Primary School · 1,736 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,749 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 14.
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 47 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 42 years | S$549,282 | S$606,451 | S$656,798 | S$668,285 |
| 10 years | 37 years | S$512,747 | S$625,036 | S$733,123 | S$758,991 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.