Blk 20 Telok Blangah Cres
Project page · 99-year lease from 1975
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 20 | 07 TO 09 | 65 sqm | S$368,000 | S$5,662 psm | ×1.000 | S$5,662 psm |
| Jun 2026 | Blk 20 | 13 TO 15 | 65 sqm | S$351,000 | S$5,400 psm | ×1.000 | S$5,400 psm |
| Apr 2026 | Blk 20 | 13 TO 15 | 65 sqm | S$350,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
How accurate is this estimate for Telok Blangah Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 60 sales in Telok Blangah Cres since.
- Median error
- 5.0%
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.
9.57% gross yield
S$33,600 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 87 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.
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 | 15 | 3 ROOM | S$3,400 |
| Sept 2026 | 18 | 3 ROOM | S$3,300 |
| Sept 2026 | 1 | 3 ROOM | S$3,250 |
| Sept 2026 | 1 | 3 ROOM | S$3,000 |
| Sept 2026 | 22 | 3 ROOM | S$2,900 |
| Sept 2026 | 1 | 3 ROOM | S$2,800 |
| Sept 2026 | 1 | 3 ROOM | S$2,700 |
| Sept 2026 | 15 | 3 ROOM | S$2,600 |
median of 87 HDB rental approvals for 3 ROOM on Telok Blangah Cres since 2025-10.
Buying or selling at S$351,000?
Buying: Stamp duty on S$351,000 · Cash and CPF needed on S$351,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$351,000.
Each opens with this figure filled in; change anything there.
Primary schools near 20 Telok Blangah Cres
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
- Radin Mas Primary School · 206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 673 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 873 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,126 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,380 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,565 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Cantonment Primary School · 1,950 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 65 sqm | S$368,000 | S$5,662 psm |
| Aug 2026 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 48 years left | 76 sqm | S$388,000 | S$5,105 psm |
| Jun 2026 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 48 years left | 65 sqm | S$351,000 | S$5,400 psm |
| May 2026 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 48 years left | 76 sqm | S$425,000 | S$5,592 psm |
| Apr 2026 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 48 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Jul 2025 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 65 sqm | S$365,000 | S$5,615 psm |
| May 2025 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Feb 2025 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 76 sqm | S$450,000 | S$5,921 psm |
| May 2024 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$370,000 | S$5,692 psm |
| Mar 2024 | Blk 20 · 5 ROOM · 10 TO 12 · Adjoined flat · 50 years left | 153 sqm | S$940,000 | S$6,144 psm |
| Dec 2023 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Oct 2023 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Sept 2023 | Blk 20 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 76 sqm | S$400,000 | S$5,263 psm |
| Sept 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$305,000 | S$4,692 psm |
| May 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$293,000 | S$4,508 psm |
| Apr 2022 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 76 sqm | S$410,000 | S$5,395 psm |
| Feb 2022 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Jan 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$280,000 | S$4,308 psm |
| Jan 2022 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$275,000 | S$4,231 psm |
Showing 19 of 86.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 20 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 20 · 3 ROOM | S$2,600 | — |
| Jun 2026 | Blk 20 · 3 ROOM | S$2,750 | — |
| Mar 2026 | Blk 20 · 3 ROOM | S$3,200 | — |
| Feb 2026 | Blk 20 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 20 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 20 · 3 ROOM | S$1,500 | — |
| Aug 2025 | Blk 20 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 20 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 20 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 20 · 3 ROOM | S$3,200 | — |
| May 2025 | Blk 20 · 3 ROOM | S$3,100 | — |
| Apr 2025 | Blk 20 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 20 · 3 ROOM | S$3,400 | — |
| Feb 2025 | Blk 20 · 3 ROOM | S$2,600 | — |
| Oct 2024 | Blk 20 · 3 ROOM | S$3,100 | — |
| Sept 2024 | Blk 20 · 3 ROOM | S$2,300 | — |
| Jul 2024 | Blk 20 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 20 · 3 ROOM | S$2,750 | — |
| Apr 2024 | Blk 20 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 20 · 3 ROOM | S$3,200 | — |
| Feb 2024 | Blk 20 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 20 · 3 ROOM | S$2,950 | — |
| Sept 2023 | Blk 20 · 3 ROOM | S$1,500 | — |
| Aug 2023 | Blk 20 · 3 ROOM | S$3,100 | — |
| Jun 2023 | Blk 20 · 3 ROOM | S$3,500 | — |
| May 2023 | Blk 20 · 3 ROOM | S$3,400 | — |
| May 2023 | Blk 20 · 3 ROOM | S$3,200 | — |
| May 2023 | Blk 20 · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 20 · 3 ROOM | S$3,400 | — |
| Dec 2022 | Blk 20 · 3 ROOM | S$3,200 | — |
| Oct 2022 | Blk 20 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 20 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 20 · 3 ROOM | S$2,200 | — |
| Jun 2022 | Blk 20 · 3 ROOM | S$2,650 | — |
| May 2022 | Blk 20 · 3 ROOM | S$2,300 | — |
| Apr 2022 | Blk 20 · 3 ROOM | S$3,000 | — |
| Apr 2022 | Blk 20 · 3 ROOM | S$2,800 | — |
| Feb 2022 | Blk 20 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 20 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 20 · 3 ROOM | S$2,200 | — |
| Oct 2021 | Blk 20 · 3 ROOM | S$1,500 | — |
| Sept 2021 | Blk 20 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 20 · 3 ROOM | S$2,300 | — |
| Jun 2021 | Blk 20 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 20 · 3 ROOM | S$1,950 | — |
| Mar 2021 | Blk 20 · 3 ROOM | S$2,100 | — |
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 47 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 | 42 years | S$330,553 | S$364,957 | S$395,256 | S$402,168 |
| 10 years | 37 years | S$308,567 | S$376,141 | S$441,187 | S$456,754 |
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.