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HDB · 081005

Blk 5 Tg Pagar Plaza

Project page · 99-year lease from 1977

Indicative value range
S$534,245 – S$568,145
Indicative mid S$558,000 · S$9,458 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 519 TO 2159 sqmS$558,000S$9,458 psm×1.000S$9,458 psm
Mar 2026Blk 516 TO 1859 sqmS$580,000S$9,831 psm×0.997S$9,802 psm
Feb 2026Blk 504 TO 0659 sqmS$512,000S$8,678 psm×0.997S$8,652 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.

7.10% gross yield

S$39,600 of rent a year against the estimate above · 2.1 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 95 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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 202643 ROOMS$3,500
Sept 202623 ROOMS$3,500
Sept 202643 ROOMS$3,400
Sept 202613 ROOMS$3,400
Sept 202643 ROOMS$3,380
Sept 202633 ROOMS$3,300
Sept 202623 ROOMS$3,300
Sept 202633 ROOMS$3,200

median of 95 HDB rental approvals for 3 ROOM on Tg Pagar Plaza since 2025-10.

Buying or selling at S$558,000?

Buying: Stamp duty on S$558,000 · Cash and CPF needed on S$558,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$558,000.

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

Primary schools near 5 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 5 · 3 ROOM · 19 TO 21 · Improved · 49 years left
59 sqmS$558,000S$9,458 psm
Mar 2026
Blk 5 · 3 ROOM · 16 TO 18 · Improved · 50 years left
59 sqmS$580,000S$9,831 psm
Feb 2026
Blk 5 · 3 ROOM · 04 TO 06 · Improved · 50 years left
59 sqmS$512,000S$8,678 psm
Jul 2025
Blk 5 · 3 ROOM · 19 TO 21 · Improved · 51 years left
59 sqmS$588,000S$9,966 psm
Jul 2025
Blk 5 · 3 ROOM · 19 TO 21 · Improved · 51 years left
59 sqmS$589,000S$9,983 psm
May 2025
Blk 5 · 3 ROOM · 13 TO 15 · Improved · 51 years left
59 sqmS$542,888S$9,201 psm
Sept 2024
Blk 5 · 3 ROOM · 13 TO 15 · Improved · 52 years left
59 sqmS$525,000S$8,898 psm
Jun 2024
Blk 5 · 3 ROOM · 10 TO 12 · Improved · 52 years left
59 sqmS$535,000S$9,068 psm
Feb 2024
Blk 5 · 3 ROOM · 04 TO 06 · Improved · 52 years left
59 sqmS$500,000S$8,475 psm
Jul 2023
Blk 5 · 3 ROOM · 04 TO 06 · Improved · 53 years left
70 sqmS$568,000S$8,114 psm
Jul 2023
Blk 5 · 3 ROOM · 13 TO 15 · Improved · 53 years left
59 sqmS$538,000S$9,119 psm
Jul 2023
Blk 5 · 3 ROOM · 16 TO 18 · Improved · 53 years left
59 sqmS$500,000S$8,475 psm
Feb 2023
Blk 5 · 3 ROOM · 10 TO 12 · Improved · 53 years left
70 sqmS$555,000S$7,929 psm
Oct 2022
Blk 5 · 3 ROOM · 10 TO 12 · Improved · 53 years left
59 sqmS$485,000S$8,220 psm
Apr 2022
Blk 5 · 3 ROOM · 07 TO 09 · Improved · 54 years left
59 sqmS$478,000S$8,102 psm
Mar 2022
Blk 5 · 3 ROOM · 13 TO 15 · Improved · 54 years left
59 sqmS$490,000S$8,305 psm
Oct 2021
Blk 5 · 3 ROOM · 07 TO 09 · Improved · 54 years left
59 sqmS$465,000S$7,881 psm
See more

Showing 17 of 70.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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 years44 yearsS$525,494S$580,188S$628,355S$639,344
10 years39 yearsS$490,542S$597,968S$701,375S$726,122

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.