Blk 80 Strathmore Ave
Project page · 99-year lease from 1993
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 83 | 13 TO 15 | 125 sqm | S$1,278,000 | S$10,224 psm | ×0.997 | S$10,194 psm |
| Dec 2025 | Blk 80 | 01 TO 03 | 130 sqm | S$1,185,000 | S$9,115 psm | ×0.996 | S$9,080 psm |
| Sept 2025 | Blk 81 | 04 TO 06 | 132 sqm | S$1,200,000 | S$9,091 psm | ×0.996 | S$9,051 psm |
| Sept 2025 | Blk 60 | 01 TO 03 | 111 sqm | S$1,010,000 | S$9,099 psm | ×0.996 | S$9,059 psm |
| Sept 2025 | Blk 83 | 10 TO 12 | 125 sqm | S$1,178,000 | S$9,424 psm | ×0.996 | S$9,382 psm |
| Dec 2024 | Blk 80 | 13 TO 15 | 130 sqm | S$1,220,000 | S$9,385 psm | ×1.025 | S$9,617 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.
4.50% gross yield
S$54,000 of rent a year against the estimate above · 1.18 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 30 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 |
|---|---|---|---|
| Aug 2026 | 62A | 5 ROOM | S$5,000 |
| Aug 2026 | 51 | 5 ROOM | S$4,500 |
| Jul 2026 | 56 | 5 ROOM | S$4,900 |
| Jul 2026 | 62A | 5 ROOM | S$4,700 |
| Jul 2026 | 55 | 5 ROOM | S$4,500 |
| Jul 2026 | 56 | 5 ROOM | S$4,500 |
| Jun 2026 | 52 | 5 ROOM | S$4,700 |
| Jun 2026 | 50 | 5 ROOM | S$4,500 |
median of 30 HDB rental approvals for 5 ROOM on Strathmore Ave since 2025-10.
Buying or selling at S$1,200,025?
Buying: Stamp duty on S$1,200,025 · Cash and CPF needed on S$1,200,025 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,200,025.
Each opens with this figure filled in; change anything there.
Primary schools near 80 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 · 174 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,156 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,549 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Blangah Rise Primary School · 1,892 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 80 · 5 ROOM · 01 TO 03 · Model A · 67 years left | 130 sqm | S$1,185,000 | S$9,115 psm |
| Dec 2024 | Blk 80 · 5 ROOM · 13 TO 15 · Model A · 68 years left | 130 sqm | S$1,220,000 | S$9,385 psm |
| Mar 2023 | Blk 80 · 5 ROOM · 04 TO 06 · Model A · 69 years left | 133 sqm | S$945,000 | S$7,105 psm |
Showing 3 of 25.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 80 · 5 ROOM | S$4,500 | — |
| Apr 2025 | Blk 80 · 5 ROOM | S$3,400 | — |
| Apr 2024 | Blk 80 · 5 ROOM | S$4,200 | — |
| Mar 2023 | Blk 80 · 5 ROOM | S$3,100 | — |
| Apr 2022 | Blk 80 · 5 ROOM | S$3,200 | — |
| Mar 2022 | Blk 80 · 5 ROOM | S$2,700 | — |
| Feb 2022 | Blk 80 · 5 ROOM | S$2,800 | — |
| Mar 2021 | Blk 80 · 5 ROOM | S$2,900 | — |
| Mar 2021 | Blk 80 · 5 ROOM | S$2,700 | — |
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 65 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 | 60 years | S$1,162,558 | S$1,283,558 | S$1,390,118 | S$1,414,429 |
| 10 years | 55 years | S$1,121,630 | S$1,367,260 | S$1,603,701 | S$1,660,286 |
| 20 years | 45 years | S$1,016,770 | S$1,510,867 | S$2,078,600 | S$2,227,869 |
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.