Blk 79 Dawson Rd
Project page · 99-year lease from 2020
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 79 | 16 TO 18 | 88 sqm | S$1,100,000 | S$12,500 psm | ×1.000 | S$12,500 psm |
| Jul 2026 | Blk 79 | 25 TO 27 | 88 sqm | S$1,170,000 | S$13,295 psm | ×1.000 | S$13,295 psm |
| May 2026 | Blk 79 | 04 TO 06 | 88 sqm | S$1,008,800 | S$11,464 psm | ×1.000 | S$11,464 psm |
| Feb 2026 | Blk 79 | 28 TO 30 | 88 sqm | S$1,145,000 | S$13,011 psm | ×0.997 | S$12,973 psm |
| Jan 2026 | Blk 79 | 31 TO 33 | 88 sqm | S$1,130,000 | S$12,841 psm | ×0.997 | S$12,803 psm |
| Jan 2026 | Blk 79 | 19 TO 21 | 88 sqm | S$1,130,000 | S$12,841 psm | ×0.997 | S$12,803 psm |
How accurate is this estimate for Dawson Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 206 sales in Dawson Rd since.
- Median error
- 5.6%
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.
4.90% gross yield
S$55,200 of rent a year against the estimate above · 0.43 points below flats like it
Homes like this rent for about S$4,600 a month, the middle of 67 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 92 | 4 ROOM | S$5,100 |
| Sept 2026 | 86 | 4 ROOM | S$4,800 |
| Sept 2026 | 87 | 4 ROOM | S$4,600 |
| Sept 2026 | 88 | 4 ROOM | S$1,600 |
| Aug 2026 | 92 | 4 ROOM | S$5,100 |
| Aug 2026 | 89 | 4 ROOM | S$4,900 |
| Aug 2026 | 94 | 4 ROOM | S$4,800 |
| Aug 2026 | 87 | 4 ROOM | S$4,700 |
median of 67 HDB rental approvals for 4 ROOM on Dawson Rd since 2025-10.
Buying or selling at S$1,126,667?
Buying: Stamp duty on S$1,126,667 · Cash and CPF needed on S$1,126,667 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,126,667.
Each opens with this figure filled in; change anything there.
Primary schools near 79 Dawson Rd
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 · 238 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,060 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,217 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,480 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Blangah Rise Primary School · 1,899 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 1,996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 79 · 4 ROOM · 16 TO 18 · Model A · 93 years left | 88 sqm | S$1,100,000 | S$12,500 psm |
| Jul 2026 | Blk 79 · 4 ROOM · 25 TO 27 · Model A · 93 years left | 88 sqm | S$1,170,000 | S$13,295 psm |
| Jul 2026 | Blk 79 · 3 ROOM · 25 TO 27 · Model A · 93 years left | 62 sqm | S$785,000 | S$12,661 psm |
| Jun 2026 | Blk 79 · 5 ROOM · 25 TO 27 · Improved · 93 years left | 107 sqm | S$1,550,000 | S$14,486 psm |
| May 2026 | Blk 79 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 88 sqm | S$1,008,800 | S$11,464 psm |
| Apr 2026 | Blk 79 · 5 ROOM · 19 TO 21 · Improved · 94 years left | 107 sqm | S$1,438,000 | S$13,439 psm |
| Feb 2026 | Blk 79 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 88 sqm | S$1,145,000 | S$13,011 psm |
| Feb 2026 | Blk 79 · 3 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 62 sqm | S$682,000 | S$11,000 psm |
| Feb 2026 | Blk 79 · 3 ROOM · 28 TO 30 · Model A · 94 years left | 62 sqm | S$750,000 | S$12,097 psm |
| Jan 2026 | Blk 79 · 4 ROOM · 19 TO 21 · Model A · 94 years left | 88 sqm | S$1,130,000 | S$12,841 psm |
| Jan 2026 | Blk 79 · 4 ROOM · 31 TO 33 · Model A · 94 years left | 88 sqm | S$1,130,000 | S$12,841 psm |
| Dec 2025 | Blk 79 · 5 ROOM · 04 TO 06 · Improved · 94 years left | 107 sqm | S$1,358,888 | S$12,700 psm |
| Dec 2025 | Blk 79 · 3 ROOM · 34 TO 36 · Model A · 94 years left | 62 sqm | S$770,000 | S$12,419 psm |
| Nov 2025 | Blk 79 · 5 ROOM · 16 TO 18 · Improved · 94 years left | 107 sqm | S$1,430,000 | S$13,364 psm |
| Nov 2025 | Blk 79 · 3 ROOM · 22 TO 24 · Model A · 94 years left excluded: outlier | 62 sqm | S$839,889 | S$13,547 psm |
| Oct 2025 | Blk 79 · 4 ROOM · 01 TO 03 · Model A · 94 years left | 88 sqm | S$1,040,000 | S$11,818 psm |
| Oct 2025 | Blk 79 · 3 ROOM · 10 TO 12 · Model A · 94 years left excluded: outlier | 62 sqm | S$675,000 | S$10,887 psm |
| Sept 2025 | Blk 79 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 62 sqm | S$750,000 | S$12,097 psm |
| Jun 2025 | Blk 79 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 88 sqm | S$1,100,000 | S$12,500 psm |
| May 2025 | Blk 79 · 5 ROOM · 13 TO 15 · Improved · 95 years left | 107 sqm | S$1,400,000 | S$13,084 psm |
| Apr 2025 | Blk 79 · 5 ROOM · 22 TO 24 · Improved · 95 years left | 107 sqm | S$1,400,000 | S$13,084 psm |
| Apr 2025 | Blk 79 · 4 ROOM · 16 TO 18 · Model A · 95 years left | 88 sqm | S$1,088,000 | S$12,364 psm |
| Apr 2025 | Blk 79 · 3 ROOM · 34 TO 36 · Model A · 95 years left | 62 sqm | S$765,000 | S$12,339 psm |
| Mar 2025 | Blk 79 · 5 ROOM · 28 TO 30 · Improved · 95 years left | 107 sqm | S$1,468,888 | S$13,728 psm |
| Mar 2025 | Blk 79 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 88 sqm | S$1,150,000 | S$13,068 psm |
| Feb 2025 | Blk 79 · 5 ROOM · 25 TO 27 · Improved · 95 years left | 107 sqm | S$1,455,000 | S$13,598 psm |
| Feb 2025 | Blk 79 · 5 ROOM · 04 TO 06 · Improved · 95 years left | 107 sqm | S$1,300,888 | S$12,158 psm |
| Feb 2025 | Blk 79 · 5 ROOM · 07 TO 09 · Improved · 95 years left | 107 sqm | S$1,270,000 | S$11,869 psm |
| Feb 2025 | Blk 79 · 4 ROOM · 22 TO 24 · Model A · 95 years left | 88 sqm | S$1,228,000 | S$13,955 psm |
| Feb 2025 | Blk 79 · 3 ROOM · 31 TO 33 · Model A · 95 years left | 62 sqm | S$780,000 | S$12,581 psm |
| Jan 2025 | Blk 79 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 88 sqm | S$1,100,000 | S$12,500 psm |
| Jan 2025 | Blk 79 · 4 ROOM · 37 TO 39 · Model A · 95 years left | 88 sqm | S$1,125,000 | S$12,784 psm |
| Dec 2024 | Blk 79 · 3 ROOM · 22 TO 24 · Model A · 95 years left | 62 sqm | S$766,000 | S$12,355 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 79 · 3 ROOM | S$4,400 | — |
| May 2026 | Blk 79 · 5 ROOM | S$5,400 | — |
| Mar 2026 | Blk 79 · 3 ROOM | S$3,700 | — |
| Nov 2025 | Blk 79 · 4 ROOM | S$4,600 | — |
| Nov 2025 | Blk 79 · 3 ROOM | S$3,900 | — |
| May 2025 | Blk 79 · 5 ROOM | S$5,200 | — |
| Apr 2025 | Blk 79 · 5 ROOM | S$4,800 | — |
| Apr 2025 | Blk 79 · 3 ROOM | S$3,600 | — |
| Mar 2025 | Blk 79 · 5 ROOM | S$5,300 | — |
| Mar 2025 | Blk 79 · 5 ROOM | S$5,300 | — |
| Mar 2025 | Blk 79 · 5 ROOM | S$5,300 | — |
| Dec 2024 | Blk 79 · 3 ROOM | S$3,800 | — |
| Nov 2024 | Blk 79 · 4 ROOM | S$4,600 | — |
| May 2024 | Blk 79 · 4 ROOM | S$4,200 | — |
| Sept 2022 | Blk 79 · 4 ROOM | S$4,800 | — |
| Feb 2022 | Blk 79 · 5 ROOM | S$3,700 | — |
| Nov 2021 | Blk 79 · 5 ROOM | S$1,950 | — |
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$1,071,123 | S$1,182,606 | S$1,280,786 | S$1,303,185 |
| 10 years | 82 years | S$1,005,700 | S$1,225,942 | S$1,437,945 | S$1,488,681 |
| 20 years | 72 years | S$887,116 | S$1,318,208 | S$1,813,545 | S$1,943,780 |
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.