Blk 22 Queen's Cl
Project page · 99-year lease from 1996
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 20 | 16 TO 18 | 107 sqm | S$890,000 | S$8,318 psm | ×1.000 | S$8,318 psm |
| Sept 2026 | Blk 21 | 07 TO 09 | 108 sqm | S$845,000 | S$7,824 psm | ×1.000 | S$7,824 psm |
| Aug 2026 | Blk 19 | 04 TO 06 | 107 sqm | S$795,000 | S$7,430 psm | ×1.000 | S$7,430 psm |
| Mar 2026 | Blk 19 | 04 TO 06 | 107 sqm | S$809,888 | S$7,569 psm | ×0.997 | S$7,547 psm |
| Dec 2025 | Blk 20 | 10 TO 12 | 107 sqm | S$838,000 | S$7,832 psm | ×0.996 | S$7,801 psm |
How accurate is this estimate for Queen's Cl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in Queen's Cl since.
- Median error
- 8.1%
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.
5.28% gross yield
S$44,100 of rent a year against the estimate above · 1.41 points below flats like it
Homes like this rent for about S$3,675 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 21 | 4 ROOM | S$3,900 |
| Aug 2026 | 20 | 4 ROOM | S$3,500 |
| Jul 2026 | 19 | 4 ROOM | S$3,500 |
| Jun 2026 | 21 | 4 ROOM | S$4,000 |
| Jun 2026 | 23B | 4 ROOM | S$3,700 |
| Jun 2026 | 23B | 4 ROOM | S$3,400 |
| Apr 2026 | 21 | 4 ROOM | S$4,000 |
| Apr 2026 | 19 | 4 ROOM | S$3,700 |
median of 14 HDB rental approvals for 4 ROOM on Queen's Cl since 2025-10.
Buying or selling at S$834,708?
Buying: Stamp duty on S$834,708 · Cash and CPF needed on S$834,708 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$834,708.
Each opens with this figure filled in; change anything there.
Primary schools near 22 Queen's Cl
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
- New Town Primary School · 602 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 874 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Fairfield Methodist School (Primary) · 1,701 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,858 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 22 · 5 ROOM · 13 TO 15 · Improved · 69 years left | 128 sqm | S$1,130,000 | S$8,828 psm |
| Feb 2026 | Blk 22 · 5 ROOM · 16 TO 18 · Improved · 70 years left | 125 sqm | S$1,068,000 | S$8,544 psm |
| Oct 2023 | Blk 22 · 5 ROOM · 16 TO 18 · Improved · 72 years left | 125 sqm | S$890,000 | S$7,120 psm |
| Nov 2022 | Blk 22 · 4 ROOM · 01 TO 03 · Model A · 73 years left | 109 sqm | S$678,000 | S$6,220 psm |
| Jan 2022 | Blk 22 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 126 sqm | S$720,000 | S$5,714 psm |
| Dec 2021 | Blk 22 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 107 sqm | S$640,000 | S$5,981 psm |
| Dec 2021 | Blk 22 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 107 sqm | S$630,000 | S$5,888 psm |
| Nov 2021 | Blk 22 · 4 ROOM · 01 TO 03 · Model A · 74 years left | 106 sqm | S$600,000 | S$5,660 psm |
Showing 8 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 22 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 22 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 22 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 22 · 4 ROOM | S$3,700 | — |
| Oct 2022 | Blk 22 · 5 ROOM | S$4,000 | — |
| Oct 2021 | Blk 22 · 4 ROOM | S$2,350 | — |
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 68 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 | 63 years | S$808,647 | S$892,811 | S$966,932 | S$983,842 |
| 10 years | 58 years | S$780,178 | S$951,033 | S$1,115,496 | S$1,154,854 |
| 20 years | 48 years | S$707,241 | S$1,050,922 | S$1,445,824 | S$1,549,651 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.