Blk 165B Yung Kuang Rd
Project page · 99-year lease from 2018
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 175C | 07 TO 09 | 93 sqm | S$650,888 | S$6,999 psm | ×1.000 | S$6,999 psm |
| Oct 2026 | Blk 165B | 07 TO 09 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Sept 2026 | Blk 166A | 07 TO 09 | 93 sqm | S$638,000 | S$6,860 psm | ×1.000 | S$6,860 psm |
| Sept 2026 | Blk 175A | 04 TO 06 | 93 sqm | S$648,000 | S$6,968 psm | ×1.000 | S$6,968 psm |
| Aug 2026 | Blk 166A | 07 TO 09 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Aug 2026 | Blk 166B | 04 TO 06 | 93 sqm | S$558,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 166B | 13 TO 15 | 93 sqm | S$632,000 | S$6,796 psm | ×1.000 | S$6,796 psm |
| May 2026 | Blk 166B | 10 TO 12 | 93 sqm | S$650,000 | S$6,989 psm | ×0.999 | S$6,979 psm |
| May 2026 | Blk 165B | 13 TO 15 | 93 sqm | S$630,000 | S$6,774 psm | ×0.999 | S$6,764 psm |
| Apr 2026 | Blk 166B | 13 TO 15 | 93 sqm | S$650,000 | S$6,989 psm | ×0.999 | S$6,979 psm |
| Mar 2026 | Blk 175A | 07 TO 09 | 93 sqm | S$638,888 | S$6,870 psm | ×0.996 | S$6,839 psm |
| Jan 2026 | Blk 166A | 16 TO 18 | 93 sqm | S$645,000 | S$6,935 psm | ×0.996 | S$6,905 psm |
| Jan 2026 | Blk 175B | 19 TO 21 | 96 sqm | S$700,000 | S$7,292 psm | ×0.996 | S$7,259 psm |
| Jan 2026 | Blk 166A | 04 TO 06 | 93 sqm | S$565,000 | S$6,075 psm | ×0.996 | S$6,048 psm |
| Jan 2026 | Blk 175B | 04 TO 06 | 93 sqm | S$575,000 | S$6,183 psm | ×0.996 | S$6,155 psm |
How accurate is this estimate for Yung Kuang Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 33 sales in Yung Kuang Rd since.
- Median error
- 2.5%
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.
6.58% gross yield
S$42,000 of rent a year against the estimate above · 1.36 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.22%, from 53 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 |
|---|---|---|---|
| Aug 2026 | 175A | 4 ROOM | S$3,800 |
| Jul 2026 | 166B | 4 ROOM | S$4,000 |
| Jun 2026 | 166B | 4 ROOM | S$3,800 |
| Jun 2026 | 164A | 4 ROOM | S$3,500 |
| May 2026 | 166A | 4 ROOM | S$2,500 |
| Mar 2026 | 165A | 4 ROOM | S$3,500 |
| Jan 2026 | 175C | 4 ROOM | S$3,700 |
| Dec 2025 | 165A | 4 ROOM | S$3,000 |
median of 9 HDB rental approvals for 4 ROOM on Yung Kuang Rd since 2025-11.
Buying or selling at S$638,000?
Buying: Stamp duty on S$638,000 · Cash and CPF needed on S$638,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$638,000.
Each opens with this figure filled in; change anything there.
Primary schools near 165b Yung Kuang 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
- Lakeside Primary School · 929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Fuhua Primary School · 1,616 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,649 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,695 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,739 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 165B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jul 2026 | Blk 165B · 5 ROOM · 19 TO 21 · Improved · 91 years left | 113 sqm | S$768,000 | S$6,796 psm |
| May 2026 | Blk 165B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2026 | Blk 165B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$670,000 | S$5,929 psm |
| Jan 2026 | Blk 165B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Nov 2025 | Blk 165B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Nov 2025 | Blk 165B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Sept 2025 | Blk 165B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Aug 2025 | Blk 165B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Aug 2025 | Blk 165B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$657,000 | S$7,065 psm |
| Aug 2025 | Blk 165B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jun 2025 | Blk 165B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Apr 2025 | Blk 165B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Apr 2025 | Blk 165B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Feb 2025 | Blk 165B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$603,000 | S$6,484 psm |
| Nov 2024 | Blk 165B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Oct 2024 | Blk 165B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$642,888 | S$6,913 psm |
| Sept 2024 | Blk 165B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Sept 2024 | Blk 165B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Jul 2024 | Blk 165B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Apr 2024 | Blk 165B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$567,000 | S$6,097 psm |
| Nov 2023 | Blk 165B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$592,000 | S$6,366 psm |
| Aug 2023 | Blk 165B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Jul 2023 | Blk 165B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$770,800 | S$6,821 psm |
| Jul 2023 | Blk 165B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Jun 2023 | Blk 165B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2023 | Blk 165B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Apr 2023 | Blk 165B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$699,000 | S$6,186 psm |
| Apr 2023 | Blk 165B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$680,000 | S$6,018 psm |
| Mar 2023 | Blk 165B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$476,000 | S$5,118 psm |
| Feb 2023 | Blk 165B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Dec 2022 | Blk 165B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Nov 2022 | Blk 165B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$718,000 | S$6,354 psm |
| Nov 2022 | Blk 165B · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$711,000 | S$6,292 psm |
| Nov 2022 | Blk 165B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Nov 2022 | Blk 165B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Nov 2022 | Blk 165B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Sept 2022 | Blk 165B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Sept 2022 | Blk 165B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$535,000 | S$5,753 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2025 | Blk 165B · 4 ROOM | S$3,300 | — |
| Mar 2025 | Blk 165B · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 165B · 5 ROOM | S$3,500 | — |
| Nov 2022 | Blk 165B · 5 ROOM | S$3,500 | — |
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 90 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 | 85 years | S$606,608 | S$669,744 | S$722,202 | S$738,031 |
| 10 years | 80 years | S$569,576 | S$694,309 | S$807,332 | S$843,111 |
| 20 years | 70 years | S$502,332 | S$746,439 | S$1,009,237 | S$1,100,672 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.