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HDB · 131028

Blk 28A Dover Cres

Project page · 99-year lease from 2012

Indicative value range
S$860,073 – S$1,001,817
Indicative mid S$930,000 · S$9,789 psm

Based on 15 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 28D19 TO 2195 sqmS$1,008,000S$10,611 psm×1.000S$10,611 psm
Oct 2026Blk 28D01 TO 0395 sqmS$900,000S$9,474 psm×1.000S$9,474 psm
Oct 2026Blk 28C19 TO 2195 sqmS$1,010,000S$10,632 psm×1.000S$10,632 psm
Sept 2026Blk 1907 TO 0992 sqmS$815,000S$8,859 psm×1.000S$8,859 psm
Jul 2026Blk 1707 TO 0992 sqmS$832,888S$9,053 psm×1.000S$9,053 psm
Jun 2026Blk 28C13 TO 1595 sqmS$930,000S$9,789 psm×1.000S$9,789 psm
Jun 2026Blk 28D16 TO 1895 sqmS$943,000S$9,926 psm×1.000S$9,926 psm
Mar 2026Blk 1804 TO 0687 sqmS$790,000S$9,080 psm×0.997S$9,054 psm
Mar 2026Blk 1910 TO 1292 sqmS$825,000S$8,967 psm×0.997S$8,941 psm
Feb 2026Blk 28A25 TO 2795 sqmS$990,000S$10,421 psm×0.997S$10,390 psm
Feb 2026Blk 28B22 TO 2488 sqmS$925,000S$10,511 psm×0.997S$10,480 psm
Feb 2026Blk 28B16 TO 1888 sqmS$945,000S$10,739 psm×0.997S$10,707 psm
Feb 2026Blk 28B28 TO 3088 sqmS$945,000S$10,739 psm×0.997S$10,707 psm
Jan 2026Blk 28B04 TO 0695 sqmS$908,000S$9,558 psm×0.997S$9,530 psm
Nov 2025Blk 1804 TO 0692 sqmS$815,000S$8,859 psm×0.996S$8,824 psm

How accurate is this estimate for Dover Cres?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Dover Cres since.

Median error
5.1%

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.

5.16% gross yield

S$48,000 of rent a year against the estimate above · 0.17 points above flats like it

Homes like this rent for about S$4,000 a month, the middle of 56 approvals in the last year.

In Queenstown, flats of this type with 80 to 89 years of lease left yield 4.99%, from 18 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 202628D4 ROOMS$4,600
Sept 202628B4 ROOMS$4,400
Sept 2026194 ROOMS$4,300
Sept 202628B4 ROOMS$4,000
Sept 2026234 ROOMS$3,500
Aug 202628D4 ROOMS$4,500
Aug 202654 ROOMS$4,000
Aug 2026194 ROOMS$3,700

median of 56 HDB rental approvals for 4 ROOM on Dover Cres since 2025-10.

Buying or selling at S$930,000?

Buying: Stamp duty on S$930,000 · Cash and CPF needed on S$930,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$930,000.

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

Primary schools near 28a Dover Cres

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
Feb 2026
Blk 28A · 4 ROOM · 25 TO 27 · Model A · 85 years left
95 sqmS$990,000S$10,421 psm
Dec 2025
Blk 28A · 5 ROOM · 19 TO 21 · Improved · 85 years left
124 sqmS$1,250,000S$10,081 psm
Aug 2025
Blk 28A · 5 ROOM · 22 TO 24 · Improved · 86 years left
124 sqmS$1,260,000S$10,161 psm
Aug 2025
Blk 28A · 4 ROOM · 16 TO 18 · Model A · 86 years left
95 sqmS$970,000S$10,211 psm
Jun 2025
Blk 28A · 5 ROOM · 01 TO 03 · Improved · 86 years left
124 sqmS$1,140,000S$9,194 psm
Jun 2025
Blk 28A · 5 ROOM · 04 TO 06 · Improved · 86 years left
124 sqmS$1,200,000S$9,677 psm
Nov 2024
Blk 28A · 5 ROOM · 37 TO 39 · Improved · 86 years left
124 sqmS$1,550,000S$12,500 psm
Nov 2024
Blk 28A · 4 ROOM · 07 TO 09 · Model A · 86 years left
95 sqmS$840,000S$8,842 psm
Oct 2024
Blk 28A · 5 ROOM · 19 TO 21 · Improved · 87 years left
124 sqmS$1,239,888S$9,999 psm
May 2024
Blk 28A · 4 ROOM · 07 TO 09 · Model A · 87 years left
95 sqmS$840,000S$8,842 psm
Mar 2024
Blk 28A · 5 ROOM · 10 TO 12 · Improved · 87 years left
124 sqmS$1,130,000S$9,113 psm
Aug 2022
Blk 28A · 4 ROOM · 25 TO 27 · Model A · 89 years left
95 sqmS$760,000S$8,000 psm
Jun 2022
Blk 28A · 5 ROOM · 04 TO 06 · Improved · 89 years left
124 sqmS$950,000S$7,661 psm
Mar 2022
Blk 28A · 4 ROOM · 40 TO 42 · Model A · 89 years left
95 sqmS$831,000S$8,747 psm
Dec 2021
Blk 28A · 4 ROOM · 07 TO 09 · Model A · 89 years left
95 sqmS$760,000S$8,000 psm
See more

Showing 15 of 55.

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 years79 yearsS$869,239S$959,710S$1,039,385S$1,057,562
10 years74 yearsS$820,342S$999,993S$1,172,922S$1,214,307
20 years64 yearsS$762,390S$1,132,871S$1,558,565S$1,670,489

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.