Blk 32 New Mkt Rd
Project page · 99-year lease from 1983
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 32 | 07 TO 09 | 52 sqm | S$360,000 | S$6,923 psm | ×1.000 | S$6,923 psm |
| Nov 2025 | Blk 32 | 07 TO 09 | 52 sqm | S$390,000 | S$7,500 psm | ×0.996 | S$7,471 psm |
| Sept 2025 | Blk 32 | 07 TO 09 | 52 sqm | S$395,000 | S$7,596 psm | ×0.996 | S$7,563 psm |
| Jun 2025 | Blk 32 | 07 TO 09 | 52 sqm | S$393,333 | S$7,564 psm | ×1.000 | S$7,560 psm |
| Feb 2025 | Blk 32 | 07 TO 09 | 52 sqm | S$391,888 | S$7,536 psm | ×1.009 | S$7,604 psm |
How accurate is this estimate for New Mkt Rd?
Too few sales since Q4 2025 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.
9.16% gross yield
S$36,000 of rent a year against the estimate above · 1.69 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 3 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Dec 2025 | 32 | 2 ROOM | S$3,200 |
| Nov 2025 | 32 | 2 ROOM | S$3,000 |
| Oct 2025 | 32 | 2 ROOM | S$2,150 |
median of 3 HDB rental approvals for 2 ROOM on New Mkt Rd since 2025-10.
Buying or selling at S$393,139?
Buying: Stamp duty on S$393,139 · Cash and CPF needed on S$393,139 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$393,139.
Each opens with this figure filled in; change anything there.
Primary schools near 32 New Mkt 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
- Cantonment Primary School · 946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- River Valley Primary School · 1,142 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 1,728 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 56 years left | 52 sqm | S$360,000 | S$6,923 psm |
| Nov 2025 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 56 years left | 52 sqm | S$390,000 | S$7,500 psm |
| Sept 2025 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 57 years left | 52 sqm | S$395,000 | S$7,596 psm |
| Jun 2025 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 57 years left | 52 sqm | S$393,333 | S$7,564 psm |
| Feb 2025 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 57 years left | 52 sqm | S$391,888 | S$7,536 psm |
| Aug 2024 | Blk 32 · 3 ROOM · 07 TO 09 · Standard · 58 years left | 66 sqm | S$466,000 | S$7,061 psm |
| Jun 2024 | Blk 32 · 2 ROOM · 04 TO 06 · Standard · 58 years left | 52 sqm | S$388,000 | S$7,462 psm |
| Sept 2023 | Blk 32 · 2 ROOM · 04 TO 06 · Standard · 59 years left | 52 sqm | S$360,000 | S$6,923 psm |
| Jun 2023 | Blk 32 · 2 ROOM · 04 TO 06 · Standard · 59 years left | 63 sqm | S$430,000 | S$6,825 psm |
| Jan 2023 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 59 years left | 52 sqm | S$370,800 | S$7,131 psm |
| Nov 2022 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 59 years left | 52 sqm | S$350,000 | S$6,731 psm |
| Sept 2022 | Blk 32 · 2 ROOM · 04 TO 06 · Standard · 60 years left | 52 sqm | S$353,000 | S$6,788 psm |
| Aug 2022 | Blk 32 · 2 ROOM · 07 TO 09 · Standard · 60 years left | 63 sqm | S$420,000 | S$6,667 psm |
| Apr 2022 | Blk 32 · 2 ROOM · 04 TO 06 · Standard · 60 years left | 52 sqm | S$330,000 | S$6,346 psm |
Showing 14 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 32 · 3 ROOM | S$3,600 | — |
| May 2026 | Blk 32 · 3 ROOM | S$3,500 | — |
| Apr 2026 | Blk 32 · 4 ROOM | S$4,200 | — |
| Feb 2026 | Blk 32 · 3 ROOM | S$2,650 | — |
| Jan 2026 | Blk 32 · 3 ROOM | S$4,200 | — |
| Dec 2025 | Blk 32 · 2 ROOM | S$3,200 | — |
| Dec 2025 | Blk 32 · 3 ROOM | S$2,220 | — |
| Nov 2025 | Blk 32 · 2 ROOM | S$3,000 | — |
| Oct 2025 | Blk 32 · 2 ROOM | S$2,150 | — |
| Sept 2025 | Blk 32 · 2 ROOM | S$2,000 | — |
| Aug 2025 | Blk 32 · 2 ROOM | S$2,800 | — |
| Jul 2025 | Blk 32 · 3 ROOM | S$2,300 | — |
| Jun 2025 | Blk 32 · 2 ROOM | S$2,600 | — |
| Apr 2025 | Blk 32 · 2 ROOM | S$1,850 | — |
| Feb 2025 | Blk 32 · 3 ROOM | S$2,300 | — |
| Jan 2025 | Blk 32 · 2 ROOM | S$2,900 | — |
| Jan 2025 | Blk 32 · 2 ROOM | S$2,500 | — |
| Dec 2024 | Blk 32 · 3 ROOM | S$3,500 | — |
| Aug 2024 | Blk 32 · 3 ROOM | S$3,400 | — |
| May 2024 | Blk 32 · 2 ROOM | S$2,150 | — |
| Jan 2024 | Blk 32 · 3 ROOM | S$2,400 | — |
| Dec 2023 | Blk 32 · 2 ROOM | S$2,700 | — |
| Oct 2023 | Blk 32 · 3 ROOM | S$2,000 | — |
| Sept 2023 | Blk 32 · 2 ROOM | S$1,950 | — |
| Aug 2023 | Blk 32 · 2 ROOM | S$2,000 | — |
| Jul 2023 | Blk 32 · 3 ROOM | S$4,000 | — |
| Jul 2023 | Blk 32 · 2 ROOM | S$2,800 | — |
| Jul 2023 | Blk 32 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 32 · 2 ROOM | S$2,600 | — |
| May 2023 | Blk 32 · 3 ROOM | S$3,200 | — |
| May 2023 | Blk 32 · 2 ROOM | S$1,700 | — |
| Apr 2023 | Blk 32 · 4 ROOM | S$4,200 | — |
| Feb 2023 | Blk 32 · 2 ROOM | S$2,600 | — |
| Jan 2023 | Blk 32 · 3 ROOM | S$2,300 | — |
| Nov 2022 | Blk 32 · 2 ROOM | S$3,700 | — |
| Nov 2022 | Blk 32 · 3 ROOM | S$1,950 | — |
| Nov 2022 | Blk 32 · 2 ROOM | S$1,800 | — |
| Oct 2022 | Blk 32 · 2 ROOM | S$3,000 | — |
| Mar 2022 | Blk 32 · 4 ROOM | S$2,000 | — |
| Feb 2022 | Blk 32 · 3 ROOM | S$1,950 | — |
| Nov 2021 | Blk 32 · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 32 · 2 ROOM | S$1,900 | — |
| Oct 2021 | Blk 32 · 2 ROOM | S$1,500 | — |
| Sept 2021 | Blk 32 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 32 · 2 ROOM | S$1,900 | — |
| Sept 2021 | Blk 32 · 2 ROOM | S$1,600 | — |
| Aug 2021 | Blk 32 · 3 ROOM | S$2,400 | — |
| Aug 2021 | Blk 32 · 2 ROOM | S$2,000 | — |
| Aug 2021 | Blk 32 · 2 ROOM | S$1,100 | — |
| Jul 2021 | Blk 32 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 32 · 2 ROOM | S$1,800 | — |
| May 2021 | Blk 32 · 2 ROOM | S$1,750 | — |
| Apr 2021 | Blk 32 · 2 ROOM | S$2,300 | — |
| Apr 2021 | Blk 32 · 2 ROOM | S$1,700 | — |
| Mar 2021 | Blk 32 · 2 ROOM | S$2,200 | — |
| Jan 2021 | Blk 32 · 2 ROOM | S$1,750 | — |
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 55 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 | 50 years | S$375,289 | S$414,350 | S$448,749 | S$456,597 |
| 10 years | 45 years | S$356,385 | S$434,431 | S$509,558 | S$527,537 |
| 20 years | 35 years | S$313,301 | S$465,548 | S$640,485 | S$686,480 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.