Blk 53 Strathmore Ave
Project page · 99-year lease from 2020
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 53 | 16 TO 18 | 62 sqm | S$795,000 | S$12,823 psm | ×1.000 | S$12,823 psm |
| May 2026 | Blk 53 | 31 TO 33 | 62 sqm | S$833,000 | S$13,435 psm | ×1.000 | S$13,435 psm |
| Feb 2026 | Blk 53 | 16 TO 18 | 62 sqm | S$800,000 | S$12,903 psm | ×0.997 | S$12,865 psm |
| Feb 2026 | Blk 53 | 10 TO 12 | 62 sqm | S$725,000 | S$11,694 psm | ×0.997 | S$11,659 psm |
| Jan 2026 | Blk 53 | 40 TO 42 | 62 sqm | S$890,000 | S$14,355 psm | ×0.997 | S$14,312 psm |
| Dec 2025 | Blk 53 | 34 TO 36 | 62 sqm | S$820,000 | S$13,226 psm | ×0.996 | S$13,174 psm |
| Nov 2025 | Blk 53 | 28 TO 30 | 62 sqm | S$850,000 | S$13,710 psm | ×0.996 | S$13,656 psm |
How accurate is this estimate for Strathmore Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Strathmore Ave since.
- Median error
- 2.9%
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.
4.85% gross yield
S$39,600 of rent a year against the estimate above · 1.09 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 16 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 62B | 3 ROOM | S$3,700 |
| Sept 2026 | 53 | 3 ROOM | S$3,300 |
| Sept 2026 | 62B | 3 ROOM | S$3,200 |
| Jul 2026 | 53 | 3 ROOM | S$3,800 |
| Jul 2026 | 61B | 3 ROOM | S$3,300 |
| Jul 2026 | 61B | 3 ROOM | S$3,300 |
| May 2026 | 61C | 3 ROOM | S$3,800 |
| May 2026 | 53 | 3 ROOM | S$3,600 |
median of 16 HDB rental approvals for 3 ROOM on Strathmore Ave since 2025-10.
Buying or selling at S$816,779?
Buying: Stamp duty on S$816,779 · Cash and CPF needed on S$816,779 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$816,779.
Each opens with this figure filled in; change anything there.
Primary schools near 53 Strathmore Ave
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
- Queenstown Primary School · 278 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,011 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,143 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,660 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Blangah Rise Primary School · 1,696 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 53 · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 87 sqm | S$1,080,000 | S$12,414 psm |
| Jul 2026 | Blk 53 · 4 ROOM · 43 TO 45 · Premium Apartment · 94 years left excluded: outlier | 83 sqm | S$1,200,000 | S$14,458 psm |
| Jul 2026 | Blk 53 · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 87 sqm | S$1,165,000 | S$13,391 psm |
| Jul 2026 | Blk 53 · 3 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 62 sqm | S$795,000 | S$12,823 psm |
| Jun 2026 | Blk 53 · 2 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 47 sqm | S$540,000 | S$11,489 psm |
| May 2026 | Blk 53 · 3 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 62 sqm | S$833,000 | S$13,435 psm |
| Apr 2026 | Blk 53 · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 83 sqm | S$1,020,000 | S$12,289 psm |
| Mar 2026 | Blk 53 · 4 ROOM · 40 TO 42 · Premium Apartment · 94 years left | 83 sqm | S$1,000,000 | S$12,048 psm |
| Feb 2026 | Blk 53 · 3 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 62 sqm | S$725,000 | S$11,694 psm |
| Feb 2026 | Blk 53 · 3 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 62 sqm | S$800,000 | S$12,903 psm |
| Jan 2026 | Blk 53 · 3 ROOM · 40 TO 42 · Premium Apartment · 94 years left | 62 sqm | S$890,000 | S$14,355 psm |
| Dec 2025 | Blk 53 · 3 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 62 sqm | S$820,000 | S$13,226 psm |
| Nov 2025 | Blk 53 · 3 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 62 sqm | S$850,000 | S$13,710 psm |
| Sept 2025 | Blk 53 · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 87 sqm | S$1,080,000 | S$12,414 psm |
| Sept 2025 | Blk 53 · 3 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 62 sqm | S$880,888 | S$14,208 psm |
| Aug 2025 | Blk 53 · 4 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 87 sqm | S$1,195,000 | S$13,736 psm |
| Aug 2025 | Blk 53 · 3 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 62 sqm | S$850,000 | S$13,710 psm |
| Aug 2025 | Blk 53 · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 62 sqm | S$758,000 | S$12,226 psm |
| Jun 2025 | Blk 53 · 3 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 62 sqm | S$750,000 | S$12,097 psm |
| Jun 2025 | Blk 53 · 3 ROOM · 40 TO 42 · Premium Apartment · 95 years left | 62 sqm | S$868,000 | S$14,000 psm |
| Jun 2025 | Blk 53 · 3 ROOM · 34 TO 36 · Premium Apartment · 95 years left | 62 sqm | S$812,000 | S$13,097 psm |
| May 2025 | Blk 53 · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 83 sqm | S$1,058,888 | S$12,758 psm |
| May 2025 | Blk 53 · 3 ROOM · 37 TO 39 · Premium Apartment · 95 years left | 62 sqm | S$795,000 | S$12,823 psm |
| Apr 2025 | Blk 53 · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 83 sqm | S$1,038,888 | S$12,517 psm |
| Feb 2025 | Blk 53 · 4 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 83 sqm | S$1,155,000 | S$13,916 psm |
| Feb 2025 | Blk 53 · 3 ROOM · 40 TO 42 · Premium Apartment · 95 years left | 62 sqm | S$785,000 | S$12,661 psm |
| Nov 2024 | Blk 53 · 3 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 62 sqm | S$800,000 | S$12,903 psm |
| Oct 2023 | Blk 53 · 4 ROOM · 28 TO 30 · Premium Apartment · 96 years left | 87 sqm | S$1,065,000 | S$12,241 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 53 · 3 ROOM | S$3,300 | — |
| Jul 2026 | Blk 53 · 4 ROOM | S$4,500 | — |
| Jul 2026 | Blk 53 · 3 ROOM | S$3,800 | — |
| May 2026 | Blk 53 · 3 ROOM | S$3,600 | — |
| May 2026 | Blk 53 · 3 ROOM | S$2,600 | — |
| Mar 2026 | Blk 53 · 3 ROOM | S$3,600 | — |
| Dec 2025 | Blk 53 · 3 ROOM | S$3,600 | — |
| Dec 2025 | Blk 53 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 53 · 3 ROOM | S$3,700 | — |
| Aug 2025 | Blk 53 · 4 ROOM | S$4,900 | — |
| Aug 2025 | Blk 53 · 4 ROOM | S$4,400 | — |
| Aug 2025 | Blk 53 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 53 · 3 ROOM | S$3,400 | — |
| Jun 2025 | Blk 53 · 3 ROOM | S$3,300 | — |
| Feb 2025 | Blk 53 · 2 ROOM | S$2,800 | — |
| Dec 2024 | Blk 53 · 3 ROOM | S$3,900 | — |
| Sept 2024 | Blk 53 · 4 ROOM | S$4,850 | — |
| Apr 2022 | Blk 53 · 3 ROOM | S$3,120 | — |
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 92 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 | 87 years | S$776,512 | S$857,332 | S$928,507 | S$944,746 |
| 10 years | 82 years | S$729,084 | S$888,749 | S$1,042,441 | S$1,079,222 |
| 20 years | 72 years | S$643,116 | S$955,637 | S$1,314,733 | S$1,409,146 |
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.