Blk 32 Telok Blangah Rise
Project page · 99-year lease from 1976
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 43 | 07 TO 09 | 59 sqm | S$310,000 | S$5,254 psm | ×1.000 | S$5,254 psm |
| Apr 2026 | Blk 35 | 01 TO 03 | 60 sqm | S$378,800 | S$6,313 psm | ×1.000 | S$6,313 psm |
| Jan 2026 | Blk 32 | 07 TO 09 | 59 sqm | S$373,000 | S$6,322 psm | ×0.997 | S$6,303 psm |
| Dec 2025 | Blk 42 | 10 TO 12 | 59 sqm | S$390,000 | S$6,610 psm | ×0.996 | S$6,584 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.
8.79% gross yield
S$32,700 of rent a year against the estimate above · 0.49 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 38 | 3 ROOM | S$2,060 |
| Aug 2026 | 28 | 3 ROOM | S$3,000 |
| Aug 2026 | 38 | 3 ROOM | S$3,000 |
| Aug 2026 | 42 | 3 ROOM | S$3,000 |
| Aug 2026 | 35 | 3 ROOM | S$2,800 |
| Jul 2026 | 28 | 3 ROOM | S$3,000 |
| Jul 2026 | 28 | 3 ROOM | S$2,800 |
| Jul 2026 | 43 | 3 ROOM | S$2,800 |
median of 62 HDB rental approvals for 3 ROOM on Telok Blangah Rise since 2025-10.
Buying or selling at S$372,193?
Buying: Stamp duty on S$372,193 · Cash and CPF needed on S$372,193 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$372,193.
Each opens with this figure filled in; change anything there.
Primary schools near 32 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
- Radin Mas Primary School · 270 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 680 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhangde Primary School · 1,271 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,410 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,469 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,983 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Cantonment Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 32 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 59 sqm | S$373,000 | S$6,322 psm |
| Apr 2025 | Blk 32 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 59 sqm | S$347,000 | S$5,881 psm |
| Feb 2025 | Blk 32 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 70 sqm | S$418,000 | S$5,971 psm |
| Feb 2025 | Blk 32 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 70 sqm | S$428,000 | S$6,114 psm |
| Jan 2025 | Blk 32 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 59 sqm | S$339,000 | S$5,746 psm |
| Jul 2024 | Blk 32 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 70 sqm | S$418,000 | S$5,971 psm |
| Apr 2024 | Blk 32 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 70 sqm | S$376,888 | S$5,384 psm |
| Dec 2023 | Blk 32 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 59 sqm | S$328,000 | S$5,559 psm |
| Oct 2023 | Blk 32 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 59 sqm | S$378,000 | S$6,407 psm |
| Aug 2023 | Blk 32 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 70 sqm | S$350,000 | S$5,000 psm |
| Nov 2022 | Blk 32 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 70 sqm | S$320,000 | S$4,571 psm |
| Apr 2022 | Blk 32 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 59 sqm | S$325,000 | S$5,508 psm |
| Mar 2022 | Blk 32 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 70 sqm | S$358,888 | S$5,127 psm |
| Feb 2022 | Blk 32 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 59 sqm | S$308,000 | S$5,220 psm |
| Oct 2021 | Blk 32 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 59 sqm | S$318,000 | S$5,390 psm |
Showing 15 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 32 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 32 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 32 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 32 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 32 · 3 ROOM | S$2,500 | — |
| Feb 2026 | Blk 32 · 3 ROOM | S$2,000 | — |
| Jan 2026 | Blk 32 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 32 · 3 ROOM | S$2,600 | — |
| Jan 2026 | Blk 32 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 32 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 32 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 32 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 32 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 32 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 32 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 32 · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 32 · 3 ROOM | S$2,300 | — |
| Feb 2025 | Blk 32 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 32 · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 32 · 3 ROOM | S$2,500 | — |
| Oct 2024 | Blk 32 · 3 ROOM | S$2,450 | — |
| Jul 2024 | Blk 32 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 32 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 32 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 32 · 3 ROOM | S$2,300 | — |
| Feb 2024 | Blk 32 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 32 · 3 ROOM | S$2,900 | — |
| Jan 2024 | Blk 32 · 3 ROOM | S$2,400 | — |
| Jan 2024 | Blk 32 · 3 ROOM | S$1,850 | — |
| Dec 2023 | Blk 32 · 3 ROOM | S$2,500 | — |
| Dec 2023 | Blk 32 · 3 ROOM | S$2,500 | — |
| Oct 2023 | Blk 32 · 3 ROOM | S$1,900 | — |
| Sept 2023 | Blk 32 · 3 ROOM | S$3,100 | — |
| Jun 2023 | Blk 32 · 3 ROOM | S$2,100 | — |
| May 2023 | Blk 32 · 3 ROOM | S$2,300 | — |
| Apr 2023 | Blk 32 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 32 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 32 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 32 · 3 ROOM | S$1,800 | — |
| Feb 2023 | Blk 32 · 3 ROOM | S$1,550 | — |
| Dec 2022 | Blk 32 · 3 ROOM | S$2,000 | — |
| Nov 2022 | Blk 32 · 3 ROOM | S$2,450 | — |
| Sept 2022 | Blk 32 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 32 · 3 ROOM | S$2,800 | — |
| Jun 2022 | Blk 32 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 32 · 3 ROOM | S$2,200 | — |
| May 2022 | Blk 32 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 32 · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 32 · 3 ROOM | S$2,800 | — |
| Feb 2022 | Blk 32 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 32 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 32 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 32 · 3 ROOM | S$1,850 | — |
| Dec 2021 | Blk 32 · 3 ROOM | S$1,600 | — |
| Sept 2021 | Blk 32 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 32 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 32 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 32 · 3 ROOM | S$1,500 | — |
| Apr 2021 | Blk 32 · 3 ROOM | S$1,950 | — |
| Mar 2021 | Blk 32 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 32 · 3 ROOM | S$1,900 | — |
| Feb 2021 | Blk 32 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 32 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 32 · 3 ROOM | S$1,550 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 43 years | S$350,511 | S$386,993 | S$419,121 | S$426,451 |
| 10 years | 38 years | S$327,198 | S$398,852 | S$467,826 | S$484,333 |
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.