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HDB · 050538

Blk 538 Upp Cross St

Project page · 99-year lease from 1978

Indicative value range
S$505,420 – S$560,012
Indicative mid S$540,442 · S$9,007 psm

Based on 14 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 53304 TO 0668 sqmS$615,000S$9,044 psm×1.000S$9,044 psm
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
Aug 2026Blk 3410 TO 1265 sqmS$488,000S$7,508 psm×1.000S$7,508 psm
Aug 2026Blk 3413 TO 1565 sqmS$478,000S$7,354 psm×1.000S$7,354 psm
Aug 2026Blk 53513 TO 1568 sqmS$620,000S$9,118 psm×1.000S$9,118 psm
Jul 2026Blk 53810 TO 1260 sqmS$610,000S$10,167 psm×1.000S$10,167 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
Mar 2026Blk 3407 TO 0965 sqmS$460,000S$7,077 psm×0.997S$7,056 psm
Jan 2026Blk 53307 TO 0960 sqmS$566,000S$9,433 psm×0.997S$9,406 psm
Jan 2026Blk 53507 TO 0968 sqmS$598,000S$8,794 psm×0.997S$8,768 psm
Nov 2025Blk 53307 TO 0960 sqmS$570,000S$9,500 psm×0.996S$9,463 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.

7.33% gross yield

S$39,600 of rent a year against the estimate above · 0.48 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$540,442?

Buying: Stamp duty on S$540,442 · Cash and CPF needed on S$540,442 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$540,442.

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

Primary schools near 538 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
Jul 2026
Blk 538 · 3 ROOM · 10 TO 12 · Improved · 51 years left
60 sqmS$610,000S$10,167 psm
Aug 2025
Blk 538 · 3 ROOM · 13 TO 15 · Improved · 52 years left
60 sqmS$580,000S$9,667 psm
Feb 2025
Blk 538 · 3 ROOM · 16 TO 18 · Improved · 53 years left
60 sqmS$528,000S$8,800 psm
Apr 2024
Blk 538 · 3 ROOM · 13 TO 15 · Improved · 54 years left
68 sqmS$550,000S$8,088 psm
Mar 2024
Blk 538 · 3 ROOM · 10 TO 12 · Improved · 54 years left
68 sqmS$522,000S$7,676 psm
Dec 2023
Blk 538 · 3 ROOM · 13 TO 15 · Improved · 54 years left
68 sqmS$522,000S$7,676 psm
Sept 2022
Blk 538 · 3 ROOM · 07 TO 09 · Improved · 55 years left
60 sqmS$465,000S$7,750 psm
May 2022
Blk 538 · 3 ROOM · 10 TO 12 · Improved · 56 years left
68 sqmS$555,000S$8,162 psm
Mar 2022
Blk 538 · 3 ROOM · 07 TO 09 · Improved · 56 years left
60 sqmS$470,000S$7,833 psm
Dec 2021
Blk 538 · 3 ROOM · 16 TO 18 · Improved · 56 years left
60 sqmS$515,000S$8,583 psm
Oct 2021
Blk 538 · 3 ROOM · 16 TO 18 · Improved · 56 years left
68 sqmS$530,000S$7,794 psm
See more

Showing 11 of 40.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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 years45 yearsS$513,218S$566,635S$613,676S$624,409
10 years40 yearsS$483,321S$589,166S$691,051S$715,434

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.