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HDB · 090028

Blk 28 Telok Blangah Rise

Project page · 99-year lease from 1976

Indicative value range
S$357,500 – S$419,750
Indicative mid S$391,172 · S$5,588 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2804 TO 0670 sqmS$350,000S$5,000 psm×1.000S$5,000 psm
Sept 2026Blk 4201 TO 0370 sqmS$390,888S$5,584 psm×1.000S$5,584 psm
Sept 2026Blk 2813 TO 1570 sqmS$360,000S$5,143 psm×1.000S$5,143 psm
Aug 2026Blk 4310 TO 1270 sqmS$425,000S$6,071 psm×1.000S$6,071 psm
Jun 2026Blk 4201 TO 0370 sqmS$350,000S$5,000 psm×1.000S$5,000 psm
Apr 2026Blk 3104 TO 0670 sqmS$418,000S$5,971 psm×1.000S$5,971 psm
Apr 2026Blk 3501 TO 0360 sqmS$378,800S$6,313 psm×1.000S$6,313 psm
Dec 2025Blk 3001 TO 0370 sqmS$393,000S$5,614 psm×0.996S$5,592 psm

How accurate is this estimate for Telok Blangah Rise?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Telok Blangah Rise since.

Median error
2.5%

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.

8.36% gross yield

S$32,700 of rent a year against the estimate above · 0.92 points below flats like it

Homes like this rent for about S$2,725 a month, the middle of 62 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 2026383 ROOMS$2,060
Aug 2026283 ROOMS$3,000
Aug 2026383 ROOMS$3,000
Aug 2026423 ROOMS$3,000
Aug 2026353 ROOMS$2,800
Jul 2026283 ROOMS$3,000
Jul 2026283 ROOMS$2,800
Jul 2026433 ROOMS$2,800

median of 62 HDB rental approvals for 3 ROOM on Telok Blangah Rise since 2025-10.

Buying or selling at S$391,172?

Buying: Stamp duty on S$391,172 · Cash and CPF needed on S$391,172 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$391,172.

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

Primary schools near 28 Telok Blangah Rise

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 28 · 3 ROOM · 04 TO 06 · Improved · 49 years left
70 sqmS$350,000S$5,000 psm
Sept 2026
Blk 28 · 3 ROOM · 13 TO 15 · Improved · 49 years left
70 sqmS$360,000S$5,143 psm
Jun 2025
Blk 28 · 3 ROOM · 01 TO 03 · Improved · 50 years left
70 sqmS$388,888S$5,556 psm
Mar 2025
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 50 years left
70 sqmS$400,000S$5,714 psm
Oct 2024
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 51 years left
59 sqmS$365,000S$6,186 psm
Jul 2024
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 51 years left
70 sqmS$412,000S$5,886 psm
Jul 2024
Blk 28 · 3 ROOM · 01 TO 03 · Improved · 51 years left
59 sqmS$340,000S$5,763 psm
Sept 2023
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 52 years left
70 sqmS$400,000S$5,714 psm
Sept 2023
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 52 years left
70 sqmS$380,000S$5,429 psm
Jul 2023
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 52 years left
70 sqmS$420,000S$6,000 psm
Jun 2022
Blk 28 · 3 ROOM · 01 TO 03 · Improved · 53 years left
70 sqmS$345,000S$4,929 psm
Mar 2022
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 53 years left
59 sqmS$315,000S$5,339 psm
See more

Showing 12 of 71.

Sale prices as filed in caveats.

Where the lease takes this

About 48 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 years43 yearsS$368,385S$406,726S$440,492S$448,196
10 years38 yearsS$343,882S$419,190S$491,681S$509,029

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.