Blk 132 Clarence Lane
Project page · 99-year lease from 1996
Based on 4 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 131 | 10 TO 12 | 121 sqm | S$1,260,000 | S$10,413 psm | ×1.000 | S$10,413 psm |
| Nov 2025 | Blk 132 | 10 TO 12 | 121 sqm | S$1,188,888 | S$9,826 psm | ×0.996 | S$9,787 psm |
| Jul 2025 | Blk 133 | 07 TO 09 | 121 sqm | S$1,300,000 | S$10,744 psm | ×0.996 | S$10,696 psm |
| Jan 2025 | Blk 131 | 07 TO 09 | 125 sqm | S$1,148,000 | S$9,184 psm | ×1.009 | S$9,266 psm |
How accurate is this estimate for Clarence Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Clarence Lane since.
- Median error
- 6.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.61% gross yield
S$56,400 of rent a year against the estimate above · 1.07 points below flats like it
Homes like this rent for about S$4,700 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 131 | 5 ROOM | S$5,300 |
| Jun 2026 | 131 | 5 ROOM | S$4,800 |
| Jun 2026 | 132 | 5 ROOM | S$4,700 |
| Jun 2026 | 132 | 5 ROOM | S$4,300 |
| Mar 2026 | 133 | 5 ROOM | S$4,300 |
| Mar 2026 | 131 | 5 ROOM | S$3,900 |
| Dec 2025 | 131 | 5 ROOM | S$4,700 |
median of 7 HDB rental approvals for 5 ROOM on Clarence Lane since 2025-10.
Buying or selling at S$1,222,108?
Buying: Stamp duty on S$1,222,108 · Cash and CPF needed on S$1,222,108 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,222,108.
Each opens with this figure filled in; change anything there.
Primary schools near 132 Clarence Lane
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
- Gan Eng Seng Primary School · 629 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 805 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Alexandra Primary School · 941 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Zhangde Primary School · 1,432 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,755 m · no 2025 Phase 2C ballot
- New Town Primary School · 1,786 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 132 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 121 sqm | S$1,188,888 | S$9,826 psm |
| Aug 2023 | Blk 132 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 121 sqm | S$1,015,000 | S$8,388 psm |
| Oct 2022 | Blk 132 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 121 sqm | S$888,000 | S$7,339 psm |
| Jun 2022 | Blk 132 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 121 sqm | S$885,000 | S$7,314 psm |
Showing 4 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 132 · 5 ROOM | S$4,700 | — |
| Jun 2026 | Blk 132 · 5 ROOM | S$4,300 | — |
| Oct 2024 | Blk 132 · 5 ROOM | S$4,600 | — |
| Jul 2024 | Blk 132 · 5 ROOM | S$4,300 | — |
| May 2024 | Blk 132 · 5 ROOM | S$4,600 | — |
| Apr 2023 | Blk 132 · 5 ROOM | S$3,500 | — |
| Sept 2021 | Blk 132 · 5 ROOM | S$3,200 | — |
| Mar 2021 | Blk 132 · 5 ROOM | S$3,000 | — |
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$1,183,952 | S$1,307,178 | S$1,415,699 | S$1,440,458 |
| 10 years | 58 years | S$1,142,271 | S$1,392,421 | S$1,633,214 | S$1,690,839 |
| 20 years | 48 years | S$1,035,482 | S$1,538,671 | S$2,116,852 | S$2,268,868 |
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.