homequant
HDB · 140160

Blk 160 Mei Ling St

Project page · 99-year lease from 1970

Indicative value range
S$385,983 – S$430,435
Indicative mid S$399,091 · S$5,543 psm

Based on 16 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 16007 TO 0972 sqmS$400,000S$5,556 psm×1.000S$5,556 psm
Sept 2026Blk 15204 TO 0667 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Aug 2026Blk 15410 TO 1267 sqmS$368,000S$5,493 psm×1.000S$5,493 psm
Aug 2026Blk 15413 TO 1567 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Aug 2026Blk 16210 TO 1266 sqmS$353,888S$5,362 psm×1.000S$5,362 psm
Jul 2026Blk 16107 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
Jul 2026Blk 15407 TO 0967 sqmS$402,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 16010 TO 1272 sqmS$400,000S$5,556 psm×1.000S$5,556 psm
May 2026Blk 16107 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
May 2026Blk 15713 TO 1569 sqmS$412,000S$5,971 psm×1.000S$5,971 psm
May 2026Blk 15810 TO 1266 sqmS$365,000S$5,530 psm×1.000S$5,530 psm
Apr 2026Blk 15310 TO 1267 sqmS$358,888S$5,357 psm×1.000S$5,357 psm
Mar 2026Blk 15307 TO 0967 sqmS$360,000S$5,373 psm×0.997S$5,357 psm
Dec 2025Blk 16110 TO 1272 sqmS$440,000S$6,111 psm×0.996S$6,087 psm
Dec 2025Blk 15701 TO 0369 sqmS$360,000S$5,217 psm×0.996S$5,197 psm
Nov 2025Blk 16201 TO 0366 sqmS$355,000S$5,379 psm×0.996S$5,358 psm

How accurate is this estimate for Mei Ling St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 27 sales in Mei Ling St since.

Median error
7.2%

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.

9.32% gross yield

S$37,200 of rent a year against the estimate above · 0.19 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 55 approvals in the last year.

In Queenstown, flats of this type with 40 to 49 years of lease left yield 9.51%, from 28 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 20261573 ROOMS$3,200
Sept 20261583 ROOMS$3,150
Sept 20261613 ROOMS$3,000
Sept 20261603 ROOMS$2,900
Sept 20261523 ROOMS$2,800
Sept 20261603 ROOMS$2,800
Aug 20261613 ROOMS$3,250
Aug 20261533 ROOMS$3,000

median of 55 HDB rental approvals for 3 ROOM on Mei Ling St since 2025-10.

Buying or selling at S$399,091?

Buying: Stamp duty on S$399,091 · Cash and CPF needed on S$399,091 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$399,091.

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

Primary schools near 160 Mei Ling St

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
Oct 2026
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 43 years left
72 sqmS$400,000S$5,556 psm
Jun 2026
Blk 160 · 3 ROOM · 10 TO 12 · Improved · 43 years left
72 sqmS$400,000S$5,556 psm
Sept 2025
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 44 years left
72 sqmS$425,000S$5,903 psm
Jul 2025
Blk 160 · 4 ROOM · 13 TO 15 · Improved · 44 years left
85 sqmS$573,888S$6,752 psm
Apr 2025
Blk 160 · 3 ROOM · 19 TO 21 · Improved · 44 years left
72 sqmS$435,000S$6,042 psm
Mar 2025
Blk 160 · 4 ROOM · 10 TO 12 · Improved · 44 years left
85 sqmS$535,888S$6,305 psm
Mar 2025
Blk 160 · 3 ROOM · 19 TO 21 · Improved · 44 years left
72 sqmS$454,000S$6,306 psm
Jan 2025
Blk 160 · 4 ROOM · 07 TO 09 · Improved · 45 years left
85 sqmS$585,000S$6,882 psm
Jan 2025
Blk 160 · 4 ROOM · 07 TO 09 · Improved · 45 years left
85 sqmS$504,888S$5,940 psm
Jul 2024
Blk 160 · 3 ROOM · 19 TO 21 · Improved · 45 years left
72 sqmS$445,000S$6,181 psm
Jul 2024
Blk 160 · 3 ROOM · 04 TO 06 · Improved · 45 years left
72 sqmS$430,000S$5,972 psm
Jul 2024
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 45 years left
72 sqmS$402,000S$5,583 psm
Jul 2024
Blk 160 · 3 ROOM · 01 TO 03 · Improved · 45 years left
72 sqmS$378,000S$5,250 psm
Jan 2024
Blk 160 · 4 ROOM · 04 TO 06 · Improved · 46 years left
85 sqmS$465,000S$5,471 psm
Jan 2024
Blk 160 · 3 ROOM · 10 TO 12 · Improved · 46 years left
72 sqmS$408,000S$5,667 psm
Jan 2024
Blk 160 · 3 ROOM · 04 TO 06 · Improved · 46 years left
72 sqmS$404,000S$5,611 psm
Jan 2024
Blk 160 · 3 ROOM · 13 TO 15 · Improved · 46 years left
72 sqmS$380,000S$5,278 psm
Oct 2023
Blk 160 · 3 ROOM · 01 TO 03 · Improved · 46 years left
72 sqmS$369,000S$5,125 psm
Sept 2023
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 46 years left
72 sqmS$388,888S$5,401 psm
Jun 2023
Blk 160 · 4 ROOM · 19 TO 21 · Improved · 46 years left
85 sqmS$540,000S$6,353 psm
Apr 2023
Blk 160 · 3 ROOM · 04 TO 06 · Improved · 46 years left
72 sqmS$400,000S$5,556 psm
Feb 2023
Blk 160 · 3 ROOM · 04 TO 06 · Improved · 46 years left
72 sqmS$380,000S$5,278 psm
Dec 2022
Blk 160 · 4 ROOM · 16 TO 18 · Improved · 47 years left
85 sqmS$500,000S$5,882 psm
Nov 2022
Blk 160 · 3 ROOM · 04 TO 06 · Improved · 47 years left
72 sqmS$336,500S$4,674 psm
Oct 2022
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 47 years left
72 sqmS$400,000S$5,556 psm
Aug 2022
Blk 160 · 3 ROOM · 13 TO 15 · Improved · 47 years left
72 sqmS$425,000S$5,903 psm
Aug 2022
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 47 years left
72 sqmS$395,000S$5,486 psm
May 2022
Blk 160 · 3 ROOM · 01 TO 03 · Improved · 47 years left
72 sqmS$345,000S$4,792 psm
Apr 2022
Blk 160 · 3 ROOM · 16 TO 18 · Improved · 47 years left
72 sqmS$440,000S$6,111 psm
Apr 2022
Blk 160 · 4 ROOM · 10 TO 12 · Improved · 47 years left
85 sqmS$420,000S$4,941 psm
Feb 2022
Blk 160 · 3 ROOM · 10 TO 12 · Improved · 48 years left
72 sqmS$420,000S$5,833 psm
Jan 2022
Blk 160 · 3 ROOM · 07 TO 09 · Improved · 48 years left
72 sqmS$370,000S$5,139 psm
See more

Showing 32 of 149.

Sale prices as filed in caveats.

Where the lease takes this

About 42 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 years37 yearsS$372,546S$411,321S$445,468S$453,259

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.