homequant
HDB · 090021

Blk 21 Telok Blangah Cres

Project page · 99-year lease from 1975

Indicative value range
S$350,250 – S$397,342
Indicative mid S$370,696 · S$5,703 psm

Based on 26 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
Sept 2026Blk 2007 TO 0965 sqmS$368,000S$5,662 psm×1.000S$5,662 psm
Sept 2026Blk 1507 TO 0965 sqmS$342,888S$5,275 psm×1.000S$5,275 psm
Sept 2026Blk 513 TO 1566 sqmS$405,000S$6,136 psm×1.000S$6,136 psm
Aug 2026Blk 516 TO 1866 sqmS$408,888S$6,195 psm×1.000S$6,195 psm
Jul 2026Blk 1510 TO 1265 sqmS$350,000S$5,385 psm×1.000S$5,385 psm
Jun 2026Blk 513 TO 1566 sqmS$408,888S$6,195 psm×1.000S$6,195 psm
Jun 2026Blk 2013 TO 1565 sqmS$351,000S$5,400 psm×1.000S$5,400 psm
May 2026Blk 2101 TO 0365 sqmS$328,000S$5,046 psm×1.000S$5,046 psm
Apr 2026Blk 2013 TO 1565 sqmS$350,000S$5,385 psm×1.000S$5,385 psm
Apr 2026Blk 804 TO 0672 sqmS$413,000S$5,736 psm×1.000S$5,736 psm
Apr 2026Blk 1601 TO 0365 sqmS$338,000S$5,200 psm×1.000S$5,200 psm
Apr 2026Blk 1604 TO 0665 sqmS$335,000S$5,154 psm×1.000S$5,154 psm
Mar 2026Blk 1007 TO 0972 sqmS$425,000S$5,903 psm×0.997S$5,885 psm
Mar 2026Blk 1210 TO 1270 sqmS$405,000S$5,786 psm×0.997S$5,769 psm
Feb 2026Blk 610 TO 1265 sqmS$350,000S$5,385 psm×0.997S$5,369 psm
Feb 2026Blk 1307 TO 0965 sqmS$375,888S$5,783 psm×0.997S$5,766 psm
Feb 2026Blk 507 TO 0966 sqmS$420,000S$6,364 psm×0.997S$6,345 psm
Feb 2026Blk 101 TO 0366 sqmS$370,000S$5,606 psm×0.997S$5,590 psm
Jan 2026Blk 604 TO 0665 sqmS$410,000S$6,308 psm×0.997S$6,289 psm
Jan 2026Blk 107 TO 0966 sqmS$400,000S$6,061 psm×0.997S$6,043 psm
Jan 2026Blk 607 TO 0965 sqmS$355,000S$5,462 psm×0.997S$5,445 psm
Jan 2026Blk 1204 TO 0670 sqmS$410,000S$5,857 psm×0.997S$5,840 psm
Dec 2025Blk 807 TO 0959 sqmS$375,000S$6,356 psm×0.996S$6,331 psm
Nov 2025Blk 2107 TO 0965 sqmS$370,000S$5,692 psm×0.996S$5,670 psm
Nov 2025Blk 2204 TO 0659 sqmS$390,000S$6,610 psm×0.996S$6,584 psm
Nov 2025Blk 1601 TO 0365 sqmS$368,888S$5,675 psm×0.996S$5,653 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.

9.06% gross yield

S$33,600 of rent a year against the estimate above · 0.22 points below 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

ApprovedBlockFlatRent a month
Sept 2026153 ROOMS$3,400
Sept 2026183 ROOMS$3,300
Sept 202613 ROOMS$3,250
Sept 202613 ROOMS$3,000
Sept 2026223 ROOMS$2,900
Sept 202613 ROOMS$2,800
Sept 202613 ROOMS$2,700
Sept 2026153 ROOMS$2,600

median of 87 HDB rental approvals for 3 ROOM on Telok Blangah Cres since 2025-10.

Buying or selling at S$370,696?

Buying: Stamp duty on S$370,696 · Cash and CPF needed on S$370,696 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$370,696.

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

Primary schools near 21 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
May 2026
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 48 years left
65 sqmS$328,000S$5,046 psm
Jan 2026
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 48 years left
76 sqmS$430,000S$5,658 psm
Jan 2026
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 48 years left
76 sqmS$432,000S$5,684 psm
Nov 2025
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$370,000S$5,692 psm
Jun 2025
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 49 years left
76 sqmS$443,000S$5,829 psm
Jan 2025
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$378,888S$5,829 psm
Oct 2024
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 50 years left
65 sqmS$363,000S$5,585 psm
Apr 2023
Blk 21 · 3 ROOM · 13 TO 15 · Improved · 51 years left
65 sqmS$368,888S$5,675 psm
Jan 2023
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$355,000S$5,462 psm
Jan 2023
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$330,000S$5,077 psm
Dec 2022
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 52 years left
65 sqmS$370,000S$5,692 psm
Nov 2022
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 52 years left
65 sqmS$336,000S$5,169 psm
Apr 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$300,888S$4,629 psm
See more

Showing 13 of 60.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years42 yearsS$349,102S$385,437S$417,435S$424,736
10 years37 yearsS$325,882S$397,248S$465,944S$482,385

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.