homequant
HDB · 050536

Blk 536 Upp Cross St

Project page · 99-year lease from 1981

Indicative value range
S$596,635 – S$620,000
Indicative mid S$610,000 · S$8,971 psm

Based on 5 sales in this block, last 12 months. Search did not need to widen. 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 53607 TO 0968 sqmS$565,000S$8,309 psm×1.000S$8,309 psm
Sept 2026Blk 53616 TO 1868 sqmS$620,000S$9,118 psm×1.000S$9,118 psm
May 2026Blk 53616 TO 1860 sqmS$565,000S$9,417 psm×1.000S$9,417 psm
Apr 2026Blk 53616 TO 1868 sqmS$610,000S$8,971 psm×1.000S$8,971 psm
Mar 2026Blk 53610 TO 1260 sqmS$528,000S$8,800 psm×0.997S$8,774 psm

How accurate is this estimate for Upp Cross St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Upp Cross St since.

Median error
6.6%

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.

6.49% gross yield

S$39,600 of rent a year against the estimate above · 1.32 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 54 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20265323 ROOMS$3,600
Sept 20265323 ROOMS$3,500
Sept 20265323 ROOMS$3,400
Sept 20265323 ROOMS$3,300
Sept 20265363 ROOMS$3,300
Sept 20265383 ROOMS$3,100
Sept 20265383 ROOMS$3,000
Aug 20265323 ROOMS$4,100

median of 54 HDB rental approvals for 3 ROOM on Upp Cross St since 2025-10.

Buying or selling at S$610,000?

Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$610,000.

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

Primary schools near 536 Upp Cross St

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 536 · 3 ROOM · 16 TO 18 · Improved · 54 years left
68 sqmS$620,000S$9,118 psm
Sept 2026
Blk 536 · 3 ROOM · 07 TO 09 · Improved · 54 years left
68 sqmS$565,000S$8,309 psm
May 2026
Blk 536 · 3 ROOM · 16 TO 18 · Improved · 54 years left
60 sqmS$565,000S$9,417 psm
Apr 2026
Blk 536 · 3 ROOM · 16 TO 18 · Improved · 54 years left
68 sqmS$610,000S$8,971 psm
Mar 2026
Blk 536 · 3 ROOM · 10 TO 12 · Improved · 54 years left
60 sqmS$528,000S$8,800 psm
Mar 2025
Blk 536 · 3 ROOM · 13 TO 15 · Improved · 55 years left
60 sqmS$568,888S$9,481 psm
Mar 2025
Blk 536 · 3 ROOM · 10 TO 12 · Improved · 55 years left
68 sqmS$610,000S$8,971 psm
Feb 2025
Blk 536 · 3 ROOM · 04 TO 06 · Improved · 55 years left
60 sqmS$535,000S$8,917 psm
May 2024
Blk 536 · 3 ROOM · 13 TO 15 · Improved · 56 years left
68 sqmS$599,999S$8,824 psm
Dec 2023
Blk 536 · 3 ROOM · 10 TO 12 · Improved · 57 years left
68 sqmS$518,000S$7,618 psm
Nov 2023
Blk 536 · 3 ROOM · 10 TO 12 · Improved · 57 years left
68 sqmS$525,000S$7,721 psm
See more

Showing 11 of 52.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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, 3.64% a yearmeasuredPrices 4% a year
5 years48 yearsS$579,273S$639,564S$692,661S$704,774
10 years43 yearsS$545,528S$664,996S$779,994S$807,515

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.