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HDB · 100086

Blk 86 Telok Blangah Hts

Project page · 99-year lease from 2003

Indicative value range
S$980,000 – S$1,000,000
Indicative mid S$985,085 · S$8,955 psm

Based on 5 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 8513 TO 15110 sqmS$1,000,000S$9,091 psm×1.000S$9,091 psm
Sept 2026Blk 8528 TO 30110 sqmS$1,050,000S$9,545 psm×1.000S$9,545 psm
Jul 2026Blk 8507 TO 09110 sqmS$950,000S$8,636 psm×1.000S$8,636 psm
Jun 2026Blk 8819 TO 21110 sqmS$980,000S$8,909 psm×1.000S$8,909 psm
Mar 2026Blk 8719 TO 21110 sqmS$988,000S$8,982 psm×0.997S$8,955 psm

How accurate is this estimate for Telok Blangah Hts?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 50 sales in Telok Blangah Hts since.

Median error
4.2%

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.

4.87% gross yield

S$48,000 of rent a year against the estimate above · 1.21 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 34 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 2026735 ROOMS$4,500
Aug 2026745 ROOMS$4,550
Aug 2026845 ROOMS$4,000
Aug 2026855 ROOMS$3,600
Jun 2026865 ROOMS$4,500
Jun 2026725 ROOMS$4,500
Jun 2026845 ROOMS$4,300
Jun 2026735 ROOMS$4,200

median of 34 HDB rental approvals for 5 ROOM on Telok Blangah Hts since 2025-10.

Buying or selling at S$985,085?

Buying: Stamp duty on S$985,085 · Cash and CPF needed on S$985,085 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$985,085.

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

Primary schools near 86 Telok Blangah Hts

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 86 · 4 ROOM · 01 TO 03 · Model A · 76 years left
excluded: outlier
91 sqmS$700,000S$7,692 psm
Sept 2026
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 76 years left
excluded: outlier
90 sqmS$720,000S$8,000 psm
Jun 2026
Blk 86 · 4 ROOM · 16 TO 18 · Model A · 76 years left
90 sqmS$785,000S$8,722 psm
May 2026
Blk 86 · 5 ROOM · 01 TO 03 · Improved · 76 years left
excluded: outlier
114 sqmS$810,000S$7,105 psm
Mar 2026
Blk 86 · 4 ROOM · 16 TO 18 · Model A · 76 years left
excluded: outlier
90 sqmS$745,000S$8,278 psm
Jun 2025
Blk 86 · 4 ROOM · 22 TO 24 · Model A · 77 years left
90 sqmS$800,000S$8,889 psm
Dec 2024
Blk 86 · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$920,000S$8,364 psm
Apr 2024
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 78 years left
excluded: outlier
91 sqmS$643,000S$7,066 psm
Mar 2024
Blk 86 · 5 ROOM · 25 TO 27 · Improved · 78 years left
111 sqmS$945,000S$8,514 psm
Mar 2024
Blk 86 · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$850,000S$7,727 psm
Nov 2023
Blk 86 · 4 ROOM · 04 TO 06 · Model A · 78 years left
excluded: outlier
91 sqmS$645,000S$7,088 psm
Aug 2023
Blk 86 · 5 ROOM · 16 TO 18 · Improved · 79 years left
111 sqmS$855,000S$7,703 psm
Jul 2023
Blk 86 · 4 ROOM · 10 TO 12 · Model A · 79 years left
90 sqmS$705,000S$7,833 psm
May 2023
Blk 86 · 4 ROOM · 10 TO 12 · Model A · 79 years left
90 sqmS$702,888S$7,810 psm
Apr 2023
Blk 86 · 5 ROOM · 22 TO 24 · Improved · 79 years left
110 sqmS$925,000S$8,409 psm
Feb 2023
Blk 86 · 4 ROOM · 16 TO 18 · Model A · 79 years left
90 sqmS$715,000S$7,944 psm
Feb 2023
Blk 86 · 4 ROOM · 07 TO 09 · Model A · 79 years left
90 sqmS$680,000S$7,556 psm
Sept 2022
Blk 86 · 5 ROOM · 13 TO 15 · Improved · 80 years left
111 sqmS$833,000S$7,505 psm
Aug 2022
Blk 86 · 5 ROOM · 04 TO 06 · Improved · 80 years left
110 sqmS$818,000S$7,436 psm
Mar 2022
Blk 86 · 4 ROOM · 10 TO 12 · Model A · 80 years left
90 sqmS$630,000S$7,000 psm
See more

Showing 20 of 76.

Sale prices as filed in caveats.

Where the lease takes this

About 75 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 years70 yearsS$929,672S$1,026,433S$1,111,647S$1,131,088
10 years65 yearsS$891,841S$1,087,149S$1,275,151S$1,320,143
20 years55 yearsS$833,579S$1,238,655S$1,704,099S$1,826,474

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.