Blk 90B Telok Blangah St 31
Project page · 99-year lease from 2018
Based on 9 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 90B | 19 TO 21 | 93 sqm | S$988,000 | S$10,624 psm | ×1.000 | S$10,624 psm |
| Sept 2026 | Blk 90B | 04 TO 06 | 93 sqm | S$865,000 | S$9,301 psm | ×1.000 | S$9,301 psm |
| Aug 2026 | Blk 90B | 25 TO 27 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Apr 2026 | Blk 90B | 13 TO 15 | 93 sqm | S$938,000 | S$10,086 psm | ×1.000 | S$10,086 psm |
| Apr 2026 | Blk 90B | 04 TO 06 | 93 sqm | S$935,000 | S$10,054 psm | ×1.000 | S$10,054 psm |
| Mar 2026 | Blk 90B | 13 TO 15 | 93 sqm | S$928,000 | S$9,978 psm | ×0.997 | S$9,949 psm |
| Mar 2026 | Blk 90B | 25 TO 27 | 93 sqm | S$1,070,888 | S$11,515 psm | ×0.997 | S$11,481 psm |
| Dec 2025 | Blk 90B | 07 TO 09 | 93 sqm | S$938,888 | S$10,096 psm | ×0.996 | S$10,056 psm |
| Dec 2025 | Blk 90B | 16 TO 18 | 93 sqm | S$995,000 | S$10,699 psm | ×0.996 | S$10,657 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.
5.55% gross yield
S$52,020 of rent a year against the estimate above · 0.22 points above 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$938,000?
Buying: Stamp duty on S$938,000 · Cash and CPF needed on S$938,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$938,000.
Each opens with this figure filled in; change anything there.
Primary schools near 90b 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 · 156 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,217 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,824 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,997 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 90B · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$988,000 | S$10,624 psm |
| Sept 2026 | Blk 90B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$865,000 | S$9,301 psm |
| Aug 2026 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 91 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Apr 2026 | Blk 90B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Apr 2026 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Mar 2026 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,070,888 | S$11,515 psm |
| Mar 2026 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$928,000 | S$9,978 psm |
| Dec 2025 | Blk 90B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$995,000 | S$10,699 psm |
| Dec 2025 | Blk 90B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$938,888 | S$10,096 psm |
| Jun 2025 | Blk 90B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Apr 2025 | Blk 90B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Mar 2025 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$983,000 | S$10,570 psm |
| Aug 2024 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Aug 2024 | Blk 90B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$838,000 | S$9,011 psm |
| Jul 2024 | Blk 90B · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| May 2024 | Blk 90B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,008,000 | S$10,839 psm |
| Apr 2024 | Blk 90B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Mar 2024 | Blk 90B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$936,000 | S$10,065 psm |
| Feb 2024 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Jan 2024 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Jan 2024 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$905,000 | S$9,731 psm |
| Jan 2024 | Blk 90B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jan 2024 | Blk 90B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$888,000 | S$9,548 psm |
| Nov 2023 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Nov 2023 | Blk 90B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$860,888 | S$9,257 psm |
| Aug 2023 | Blk 90B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Jun 2023 | Blk 90B · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| May 2023 | Blk 90B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$930,000 | S$10,000 psm |
| May 2023 | Blk 90B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$907,000 | S$9,753 psm |
| Feb 2023 | Blk 90B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Feb 2023 | Blk 90B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$850,000 | S$9,140 psm |
| Jan 2023 | Blk 90B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$868,000 | S$9,333 psm |
| Dec 2022 | Blk 90B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Dec 2022 | Blk 90B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Dec 2022 | Blk 90B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$885,000 | S$9,516 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 90B · 4 ROOM | S$4,300 | — |
| Jun 2026 | Blk 90B · 4 ROOM | S$4,200 | — |
| Jan 2026 | Blk 90B · 4 ROOM | S$4,100 | — |
| Aug 2025 | Blk 90B · 4 ROOM | S$4,300 | — |
| Jul 2025 | Blk 90B · 4 ROOM | S$4,100 | — |
| Jun 2025 | Blk 90B · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 90B · 4 ROOM | S$4,500 | — |
| Sept 2024 | Blk 90B · 4 ROOM | S$4,300 | — |
| Aug 2024 | Blk 90B · 4 ROOM | S$4,400 | — |
| Feb 2024 | Blk 90B · 4 ROOM | S$4,300 | — |
| Dec 2023 | Blk 90B · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 90B · 4 ROOM | S$4,900 | — |
| Jul 2023 | Blk 90B · 4 ROOM | S$4,500 | — |
| Apr 2023 | Blk 90B · 4 ROOM | S$4,800 | — |
| Feb 2023 | Blk 90B · 4 ROOM | S$4,200 | — |
| Oct 2022 | Blk 90B · 4 ROOM | S$4,300 | — |
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$891,757 | S$984,572 | S$1,066,311 | S$1,084,959 |
| 10 years | 80 years | S$837,290 | S$1,020,651 | S$1,197,153 | S$1,239,393 |
| 20 years | 70 years | S$738,563 | S$1,097,466 | S$1,509,857 | S$1,618,283 |
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.