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HDB · 140161

Blk 161 Mei Ling St

Project page · 99-year lease from 1970

Indicative value range
S$439,135 – S$440,000
Indicative mid S$440,000 · S$6,111 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 16107 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
May 2026Blk 16107 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
Dec 2025Blk 16110 TO 1272 sqmS$440,000S$6,111 psm×0.996S$6,087 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.

8.45% gross yield

S$37,200 of rent a year against the estimate above · 1.06 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$440,000?

Buying: Stamp duty on S$440,000 · Cash and CPF needed on S$440,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$440,000.

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

Primary schools near 161 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
Jul 2026
Blk 161 · 3 ROOM · 07 TO 09 · Improved · 43 years left
72 sqmS$440,000S$6,111 psm
May 2026
Blk 161 · 3 ROOM · 07 TO 09 · Improved · 43 years left
72 sqmS$440,000S$6,111 psm
Mar 2026
Blk 161 · 4 ROOM · 13 TO 15 · Improved · 43 years left
85 sqmS$580,000S$6,824 psm
Dec 2025
Blk 161 · 3 ROOM · 10 TO 12 · Improved · 44 years left
72 sqmS$440,000S$6,111 psm
May 2025
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 44 years left
72 sqmS$485,000S$6,736 psm
Jan 2025
Blk 161 · 3 ROOM · 19 TO 21 · Improved · 45 years left
72 sqmS$495,000S$6,875 psm
Jan 2025
Blk 161 · 3 ROOM · 10 TO 12 · Improved · 45 years left
72 sqmS$448,000S$6,222 psm
Sept 2024
Blk 161 · 3 ROOM · 07 TO 09 · Improved · 45 years left
72 sqmS$420,000S$5,833 psm
Jul 2024
Blk 161 · 4 ROOM · 13 TO 15 · Improved · 45 years left
85 sqmS$535,000S$6,294 psm
May 2024
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 45 years left
72 sqmS$438,000S$6,083 psm
Feb 2024
Blk 161 · 4 ROOM · 19 TO 21 · Improved · 46 years left
85 sqmS$608,000S$7,153 psm
Oct 2023
Blk 161 · 4 ROOM · 16 TO 18 · Improved · 46 years left
85 sqmS$545,000S$6,412 psm
Oct 2023
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 46 years left
excluded: outlier
72 sqmS$500,000S$6,944 psm
Jul 2023
Blk 161 · 3 ROOM · 07 TO 09 · Improved · 46 years left
72 sqmS$450,000S$6,250 psm
Jun 2023
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 46 years left
72 sqmS$436,000S$6,056 psm
Jan 2023
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 47 years left
72 sqmS$425,000S$5,903 psm
Jan 2023
Blk 161 · 3 ROOM · 07 TO 09 · Improved · 47 years left
72 sqmS$385,000S$5,347 psm
Dec 2022
Blk 161 · 3 ROOM · 16 TO 18 · Improved · 47 years left
excluded: outlier
72 sqmS$470,000S$6,528 psm
Aug 2022
Blk 161 · 4 ROOM · 19 TO 21 · Improved · 47 years left
85 sqmS$500,000S$5,882 psm
Aug 2022
Blk 161 · 3 ROOM · 01 TO 03 · Improved · 47 years left
72 sqmS$385,000S$5,347 psm
Jun 2022
Blk 161 · 3 ROOM · 10 TO 12 · Improved · 47 years left
72 sqmS$442,000S$6,139 psm
May 2022
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 47 years left
72 sqmS$438,000S$6,083 psm
Feb 2022
Blk 161 · 4 ROOM · 10 TO 12 · Improved · 47 years left
85 sqmS$440,000S$5,176 psm
Jan 2022
Blk 161 · 3 ROOM · 04 TO 06 · Improved · 48 years left
72 sqmS$350,000S$4,861 psm
Nov 2021
Blk 161 · 3 ROOM · 13 TO 15 · Improved · 48 years left
72 sqmS$390,000S$5,417 psm
Nov 2021
Blk 161 · 3 ROOM · 01 TO 03 · Improved · 48 years left
72 sqmS$360,000S$5,000 psm
See more

Showing 26 of 134.

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$410,734S$453,483S$491,131S$499,720

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.