Blk 8 Tg Pagar Plaza
Project page · 99-year lease from 1980
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 8 | 10 TO 12 | 83 sqm | S$810,000 | S$9,759 psm | ×1.000 | S$9,759 psm |
| Mar 2026 | Blk 8 | 13 TO 15 | 83 sqm | S$820,000 | S$9,880 psm | ×0.997 | S$9,850 psm |
| Jan 2026 | Blk 8 | 10 TO 12 | 83 sqm | S$810,888 | S$9,770 psm | ×0.997 | S$9,741 psm |
How accurate is this estimate for Tg Pagar Plaza?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Tg Pagar Plaza since.
- Median error
- 3.3%
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.
5.93% gross yield
S$48,000 of rent a year against the estimate above · 1.13 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 8 | 4 ROOM | S$3,400 |
| Aug 2026 | 8 | 4 ROOM | S$4,000 |
| Jun 2026 | 7 | 4 ROOM | S$4,200 |
| May 2026 | 8 | 4 ROOM | S$4,200 |
| Apr 2026 | 7 | 4 ROOM | S$4,300 |
| Jan 2026 | 7 | 4 ROOM | S$2,000 |
| Dec 2025 | 7 | 4 ROOM | S$4,000 |
| Dec 2025 | 8 | 4 ROOM | S$4,000 |
median of 14 HDB rental approvals for 4 ROOM on Tg Pagar Plaza since 2025-10.
Buying or selling at S$810,000?
Buying: Stamp duty on S$810,000 · Cash and CPF needed on S$810,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$810,000.
Each opens with this figure filled in; change anything there.
Primary schools near 8 Tg Pagar Plaza
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 · 313 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ (Kellock) (girls) · 1,633 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,908 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Zhangde Primary School · 1,933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 53 years left | 83 sqm | S$810,000 | S$9,759 psm |
| Mar 2026 | Blk 8 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 83 sqm | S$820,000 | S$9,880 psm |
| Jan 2026 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 53 years left | 83 sqm | S$810,888 | S$9,770 psm |
| Aug 2025 | Blk 8 · 4 ROOM · 04 TO 06 · Improved · 54 years left | 83 sqm | S$778,000 | S$9,373 psm |
| Mar 2025 | Blk 8 · 4 ROOM · 16 TO 18 · Improved · 54 years left | 83 sqm | S$792,888 | S$9,553 psm |
| Jan 2024 | Blk 8 · 4 ROOM · 16 TO 18 · Improved · 55 years left | 83 sqm | S$755,000 | S$9,096 psm |
| Aug 2023 | Blk 8 · 4 ROOM · 25 TO 27 · Improved · 56 years left | 83 sqm | S$825,000 | S$9,940 psm |
| Aug 2023 | Blk 8 · 4 ROOM · 22 TO 24 · Improved · 56 years left | 83 sqm | S$750,000 | S$9,036 psm |
| May 2023 | Blk 8 · 4 ROOM · 25 TO 27 · Improved · 56 years left | 83 sqm | S$745,000 | S$8,976 psm |
| Dec 2022 | Blk 8 · 4 ROOM · 10 TO 12 · Improved · 57 years left | 83 sqm | S$735,000 | S$8,855 psm |
| Aug 2022 | Blk 8 · 4 ROOM · 07 TO 09 · Improved · 57 years left | 83 sqm | S$628,000 | S$7,566 psm |
| Jun 2022 | Blk 8 · 4 ROOM · 16 TO 18 · Improved · 57 years left | 83 sqm | S$870,088 | S$10,483 psm |
| Jun 2022 | Blk 8 · 4 ROOM · 22 TO 24 · Improved · 57 years left | 83 sqm | S$740,000 | S$8,916 psm |
| Mar 2022 | Blk 8 · 4 ROOM · 13 TO 15 · Improved · 57 years left | 83 sqm | S$735,000 | S$8,855 psm |
Showing 14 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 8 · 4 ROOM | S$3,400 | — |
| Aug 2026 | Blk 8 · 4 ROOM | S$4,000 | — |
| May 2026 | Blk 8 · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 8 · 4 ROOM | S$4,000 | — |
| Nov 2025 | Blk 8 · 4 ROOM | S$3,100 | — |
| Oct 2025 | Blk 8 · 4 ROOM | S$4,400 | — |
| Aug 2025 | Blk 8 · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 8 · 4 ROOM | S$4,000 | — |
| Mar 2025 | Blk 8 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 8 · 4 ROOM | S$3,700 | — |
| Feb 2025 | Blk 8 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 8 · 4 ROOM | S$4,000 | — |
| Aug 2024 | Blk 8 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 8 · 4 ROOM | S$4,000 | — |
| May 2023 | Blk 8 · 4 ROOM | S$3,100 | — |
| Apr 2023 | Blk 8 · 4 ROOM | S$4,300 | — |
| Mar 2023 | Blk 8 · 4 ROOM | S$3,550 | — |
| Mar 2023 | Blk 8 · 4 ROOM | S$2,700 | — |
| Feb 2023 | Blk 8 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 8 · 4 ROOM | S$2,800 | — |
| Oct 2022 | Blk 8 · 4 ROOM | S$2,700 | — |
| Aug 2022 | Blk 8 · 4 ROOM | S$2,850 | — |
| Jun 2022 | Blk 8 · 4 ROOM | S$1,600 | — |
| Mar 2022 | Blk 8 · 4 ROOM | S$2,800 | — |
| Aug 2021 | Blk 8 · 4 ROOM | S$2,100 | — |
| Jun 2021 | Blk 8 · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 8 · 4 ROOM | S$2,900 | — |
| Apr 2021 | Blk 8 · 4 ROOM | S$2,700 | — |
| Mar 2021 | Blk 8 · 4 ROOM | S$2,900 | — |
| Mar 2021 | Blk 8 · 4 ROOM | S$2,850 | — |
| Mar 2021 | Blk 8 · 4 ROOM | S$2,700 | — |
| Jan 2021 | Blk 8 · 4 ROOM | S$2,800 | — |
| Jan 2021 | Blk 8 · 4 ROOM | S$2,600 | — |
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 52 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 | 47 years | S$769,199 | S$849,258 | S$919,763 | S$935,848 |
| 10 years | 42 years | S$724,390 | S$883,027 | S$1,035,730 | S$1,072,274 |
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.