Blk 109 Spottiswoode Pk Rd
Project page · 99-year lease from 1979
Based on 8 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 106 | 04 TO 06 | 124 sqm | S$888,888 | S$7,168 psm | ×1.000 | S$7,168 psm |
| Jul 2026 | Blk 106 | 19 TO 21 | 124 sqm | S$900,000 | S$7,258 psm | ×1.000 | S$7,258 psm |
| Jul 2026 | Blk 106 | 16 TO 18 | 124 sqm | S$915,000 | S$7,379 psm | ×1.000 | S$7,379 psm |
| Jun 2026 | Blk 110 | 01 TO 03 | 118 sqm | S$760,000 | S$6,441 psm | ×1.000 | S$6,441 psm |
| Jun 2026 | Blk 106 | 16 TO 18 | 124 sqm | S$908,000 | S$7,323 psm | ×1.000 | S$7,323 psm |
| May 2026 | Blk 104 | 07 TO 09 | 118 sqm | S$850,000 | S$7,203 psm | ×1.000 | S$7,203 psm |
| Mar 2026 | Blk 103 | 16 TO 18 | 122 sqm | S$965,000 | S$7,910 psm | ×0.997 | S$7,887 psm |
| Dec 2025 | Blk 110 | 19 TO 21 | 123 sqm | S$970,000 | S$7,886 psm | ×0.996 | S$7,855 psm |
How accurate is this estimate for Spottiswoode Pk Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 8 sales in Spottiswoode Pk Rd since.
- Median error
- 3.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 8 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.85% gross yield
S$51,600 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$4,300 a month, the middle of 383 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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.
Buying or selling at S$882,129?
Buying: Stamp duty on S$882,129 · Cash and CPF needed on S$882,129 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$882,129.
Each opens with this figure filled in; change anything there.
Primary schools near 109 Spottiswoode Pk 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 · 345 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Radin Mas Primary School · 1,326 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhangde Primary School · 1,537 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 109 · 5 ROOM · 19 TO 21 · Standard · 53 years left | 123 sqm | S$938,000 | S$7,626 psm |
| Sept 2024 | Blk 109 · 5 ROOM · 01 TO 03 · Standard · 54 years left excluded: outlier | 118 sqm | S$780,000 | S$6,610 psm |
| Feb 2024 | Blk 109 · 5 ROOM · 01 TO 03 · Standard · 55 years left | 121 sqm | S$790,000 | S$6,529 psm |
| Dec 2023 | Blk 109 · 5 ROOM · 04 TO 06 · Standard · 55 years left | 118 sqm | S$780,000 | S$6,610 psm |
| Aug 2023 | Blk 109 · 5 ROOM · 16 TO 18 · Standard · 55 years left | 118 sqm | S$848,000 | S$7,186 psm |
| Aug 2023 | Blk 109 · 5 ROOM · 07 TO 09 · Standard · 55 years left | 121 sqm | S$825,000 | S$6,818 psm |
| Mar 2022 | Blk 109 · 5 ROOM · 22 TO 24 · Standard · 57 years left | 121 sqm | S$870,000 | S$7,190 psm |
Showing 7 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 51 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 | 46 years | S$837,694 | S$924,882 | S$1,001,665 | S$1,019,183 |
| 10 years | 41 years | S$788,895 | S$961,658 | S$1,127,959 | S$1,167,757 |
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.