HDB · 101090
Blk 90A Telok Blangah St 31
Project page · 99-year lease from 2018
Indicative value range
S$927,000 – S$1,015,000
Indicative mid S$986,059 · S$10,603 psm
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 90A | 13 TO 15 | 93 sqm | S$998,000 | S$10,731 psm | ×1.000 | S$10,731 psm |
| Oct 2026 | Blk 90A | 07 TO 09 | 93 sqm | S$890,000 | S$9,570 psm | ×1.000 | S$9,570 psm |
| Sept 2026 | Blk 90A | 19 TO 21 | 93 sqm | S$988,000 | S$10,624 psm | ×1.000 | S$10,624 psm |
| Jul 2026 | Blk 90A | 13 TO 15 | 93 sqm | S$888,888 | S$9,558 psm | ×1.000 | S$9,558 psm |
| Jul 2026 | Blk 90A | 13 TO 15 | 93 sqm | S$948,000 | S$10,194 psm | ×1.000 | S$10,194 psm |
| Jul 2026 | Blk 90A | 28 TO 30 | 93 sqm | S$1,020,000 | S$10,968 psm | ×1.000 | S$10,968 psm |
| Jul 2026 | Blk 90A | 10 TO 12 | 93 sqm | S$965,000 | S$10,376 psm | ×1.000 | S$10,376 psm |
| Jul 2026 | Blk 90A | 01 TO 03 | 93 sqm | S$920,000 | S$9,892 psm | ×1.000 | S$9,892 psm |
| Jun 2026 | Blk 90A | 25 TO 27 | 93 sqm | S$1,020,000 | S$10,968 psm | ×1.000 | S$10,968 psm |
| Apr 2026 | Blk 90A | 22 TO 24 | 93 sqm | S$1,000,000 | S$10,753 psm | ×1.000 | S$10,753 psm |
| Mar 2026 | Blk 90A | 07 TO 09 | 93 sqm | S$919,000 | S$9,882 psm | ×0.997 | S$9,853 psm |
| Mar 2026 | Blk 90A | 25 TO 27 | 93 sqm | S$1,040,000 | S$11,183 psm | ×0.997 | S$11,150 psm |
| Dec 2025 | Blk 90A | 19 TO 21 | 93 sqm | S$988,000 | S$10,624 psm | ×0.996 | S$10,582 psm |
| Nov 2025 | Blk 90A | 22 TO 24 | 93 sqm | S$1,068,000 | S$11,484 psm | ×0.996 | S$11,439 psm |
How accurate is this estimate for Telok Blangah St 31?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 82 sales in Telok Blangah St 31 since.
- Median error
- 3.4%
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.
5.28% gross yield
S$52,020 of rent a year against the estimate above · 0.05 points below flats like it
Homes like this rent for about S$4,335 a month, the middle of 48 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 80A | 4 ROOM | S$4,800 |
| Sept 2026 | 90B | 4 ROOM | S$4,300 |
| Sept 2026 | 80A | 4 ROOM | S$4,300 |
| Sept 2026 | 93B | 4 ROOM | S$4,200 |
| Aug 2026 | 80C | 4 ROOM | S$4,500 |
| Aug 2026 | 80A | 4 ROOM | S$4,500 |
| Aug 2026 | 80C | 4 ROOM | S$4,200 |
| Jul 2026 | 92B | 4 ROOM | S$4,600 |
median of 48 HDB rental approvals for 4 ROOM on Telok Blangah St 31 since 2025-10.
Buying or selling at S$986,059?
Buying: Stamp duty on S$986,059 · Cash and CPF needed on S$986,059 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$986,059.
Each opens with this figure filled in; change anything there.
Primary schools near 90a Telok Blangah St 31
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
- Blangah Rise Primary School · 169 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,168 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,810 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,945 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 90A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Oct 2026 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$998,000 | S$10,731 psm |
| Sept 2026 | Blk 90A · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Jul 2026 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Jul 2026 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Jul 2026 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Jul 2026 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Jul 2026 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$888,888 | S$9,558 psm |
| Jun 2026 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Jun 2026 | Blk 90A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$728,000 | S$10,706 psm |
| May 2026 | Blk 90A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$738,000 | S$10,853 psm |
| Apr 2026 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Mar 2026 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Mar 2026 | Blk 90A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$919,000 | S$9,882 psm |
| Mar 2026 | Blk 90A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Dec 2025 | Blk 90A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Nov 2025 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,068,000 | S$11,484 psm |
| Oct 2025 | Blk 90A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Sept 2025 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,020,888 | S$10,977 psm |
| Aug 2025 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,120,000 | S$12,043 psm |
| Jul 2025 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jul 2025 | Blk 90A · 3 ROOM · 25 TO 27 · Model A · 93 years left | 68 sqm | S$777,777 | S$11,438 psm |
| May 2025 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| Apr 2025 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Apr 2025 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$955,000 | S$10,269 psm |
| Mar 2025 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Feb 2025 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Jan 2025 | Blk 90A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Dec 2024 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Dec 2024 | Blk 90A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Nov 2024 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Nov 2024 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$878,000 | S$9,441 psm |
| Oct 2024 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$975,588 | S$10,490 psm |
| Aug 2024 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$1,021,000 | S$10,978 psm |
| Aug 2024 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$1,012,000 | S$10,882 psm |
| Aug 2024 | Blk 90A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$680,000 | S$10,000 psm |
| Jul 2024 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$958,000 | S$10,301 psm |
| Jul 2024 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jul 2024 | Blk 90A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$710,000 | S$10,441 psm |
| Jun 2024 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$958,000 | S$10,301 psm |
| Jun 2024 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,008,600 | S$10,845 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$913,000 | S$9,817 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Apr 2024 | Blk 90A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Mar 2024 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Mar 2024 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Feb 2024 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Feb 2024 | Blk 90A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Feb 2024 | Blk 90A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jan 2024 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$922,000 | S$9,914 psm |
| Jan 2024 | Blk 90A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$825,000 | S$8,871 psm |
| Dec 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Nov 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Nov 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Oct 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$985,000 | S$10,591 psm |
| Oct 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Oct 2023 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Oct 2023 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$828,000 | S$8,903 psm |
| Oct 2023 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Oct 2023 | Blk 90A · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$730,000 | S$10,735 psm |
| Sept 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Sept 2023 | Blk 90A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$690,000 | S$10,147 psm |
| Aug 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$970,000 | S$10,430 psm |
| Aug 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Aug 2023 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Jul 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Jul 2023 | Blk 90A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Jul 2023 | Blk 90A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$890,000 | S$9,570 psm |
| Jun 2023 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Jun 2023 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$800,000 | S$8,602 psm |
| May 2023 | Blk 90A · 4 ROOM · 28 TO 30 · Model A · 95 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Mar 2023 | Blk 90A · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Mar 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Mar 2023 | Blk 90A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Mar 2023 | Blk 90A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$903,000 | S$9,710 psm |
| Mar 2023 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$808,000 | S$8,688 psm |
| Jan 2023 | Blk 90A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Jan 2023 | Blk 90A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Jan 2023 | Blk 90A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$800,000 | S$8,602 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 90A · 4 ROOM | S$4,000 | — |
| May 2026 | Blk 90A · 4 ROOM | S$4,500 | — |
| May 2026 | Blk 90A · 4 ROOM | S$4,400 | — |
| Feb 2026 | Blk 90A · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 90A · 3 ROOM | S$3,600 | — |
| Oct 2025 | Blk 90A · 4 ROOM | S$4,200 | — |
| Aug 2025 | Blk 90A · 4 ROOM | S$4,500 | — |
| Jun 2025 | Blk 90A · 4 ROOM | S$4,300 | — |
| Jun 2025 | Blk 90A · 4 ROOM | S$3,900 | — |
| May 2025 | Blk 90A · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 90A · 3 ROOM | S$3,500 | — |
| Apr 2025 | Blk 90A · 4 ROOM | S$4,500 | — |
| Apr 2025 | Blk 90A · 4 ROOM | S$3,600 | — |
| Apr 2025 | Blk 90A · 3 ROOM | S$3,600 | — |
| Mar 2025 | Blk 90A · 4 ROOM | S$4,300 | — |
| Mar 2025 | Blk 90A · 4 ROOM | S$4,100 | — |
| Dec 2024 | Blk 90A · 4 ROOM | S$4,300 | — |
| Dec 2024 | Blk 90A · 4 ROOM | S$4,200 | — |
| Dec 2024 | Blk 90A · 3 ROOM | S$3,700 | — |
| Sept 2024 | Blk 90A · 4 ROOM | S$4,500 | — |
| Aug 2024 | Blk 90A · 4 ROOM | S$4,700 | — |
| Aug 2024 | Blk 90A · 4 ROOM | S$4,500 | — |
| Jul 2024 | Blk 90A · 4 ROOM | S$4,500 | — |
| Jun 2024 | Blk 90A · 4 ROOM | S$4,300 | — |
| Jun 2024 | Blk 90A · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 90A · 3 ROOM | S$3,650 | — |
| Mar 2024 | Blk 90A · 4 ROOM | S$4,500 | — |
| Jan 2024 | Blk 90A · 4 ROOM | S$4,400 | — |
| Jan 2024 | Blk 90A · 4 ROOM | S$4,050 | — |
| Sept 2023 | Blk 90A · 4 ROOM | S$5,300 | — |
| Sept 2023 | Blk 90A · 4 ROOM | S$1,800 | — |
| Aug 2023 | Blk 90A · 4 ROOM | S$5,000 | — |
| Jul 2023 | Blk 90A · 4 ROOM | S$5,000 | — |
| Jun 2023 | Blk 90A · 3 ROOM | S$4,200 | — |
| May 2023 | Blk 90A · 4 ROOM | S$4,800 | — |
| May 2023 | Blk 90A · 3 ROOM | S$4,000 | — |
| May 2023 | Blk 90A · 4 ROOM | S$3,800 | — |
| Apr 2023 | Blk 90A · 4 ROOM | S$4,700 | — |
| Mar 2023 | Blk 90A · 4 ROOM | S$4,400 | — |
| Mar 2023 | Blk 90A · 4 ROOM | S$4,300 | — |
| Mar 2023 | Blk 90A · 4 ROOM | S$4,200 | — |
| Feb 2023 | Blk 90A · 4 ROOM | S$4,800 | — |
| Feb 2023 | Blk 90A · 3 ROOM | S$4,000 | — |
| Feb 2023 | Blk 90A · 4 ROOM | S$3,200 | — |
| Feb 2023 | Blk 90A · 4 ROOM | S$2,800 | — |
| Jan 2023 | Blk 90A · 4 ROOM | S$4,800 | — |
| Dec 2022 | Blk 90A · 4 ROOM | S$4,200 | — |
| Dec 2022 | Blk 90A · 4 ROOM | S$4,050 | — |
| Dec 2022 | Blk 90A · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 90A · 4 ROOM | S$2,900 | — |
| Jan 2022 | Blk 90A · 4 ROOM | S$2,350 | — |
| Jul 2021 | Blk 90A · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 90A · 4 ROOM | S$2,800 | — |
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 90 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 | 85 years | S$937,448 | S$1,035,018 | S$1,120,944 | S$1,140,548 |
| 10 years | 80 years | S$880,189 | S$1,072,946 | S$1,258,491 | S$1,302,895 |
| 20 years | 70 years | S$776,404 | S$1,153,696 | S$1,587,216 | S$1,701,198 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.