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HDB · 141082

Blk 82 Strathmore Ave

Project page · 99-year lease from 1997

Indicative value range
S$965,770 – S$1,049,245
Indicative mid S$1,002,084 · S$9,635 psm

Based on 17 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 4807 TO 0990 sqmS$920,000S$10,222 psm×1.000S$10,222 psm
Oct 2026Blk 5513 TO 1595 sqmS$890,000S$9,368 psm×1.000S$9,368 psm
Oct 2026Blk 5204 TO 0690 sqmS$908,000S$10,089 psm×1.000S$10,089 psm
Oct 2026Blk 5010 TO 1290 sqmS$938,000S$10,422 psm×1.000S$10,422 psm
Sept 2026Blk 5101 TO 0390 sqmS$888,000S$9,867 psm×1.000S$9,867 psm
Aug 2026Blk 5104 TO 0690 sqmS$868,888S$9,654 psm×1.000S$9,654 psm
Jul 2026Blk 4922 TO 2490 sqmS$960,000S$10,667 psm×1.000S$10,667 psm
Jul 2026Blk 5813 TO 1596 sqmS$925,000S$9,635 psm×1.000S$9,635 psm
Jun 2026Blk 8316 TO 18102 sqmS$1,110,000S$10,882 psm×1.000S$10,882 psm
Apr 2026Blk 6013 TO 1596 sqmS$950,000S$9,896 psm×1.000S$9,896 psm
Feb 2026Blk 8301 TO 03102 sqmS$950,000S$9,314 psm×0.997S$9,286 psm
Feb 2026Blk 5910 TO 1296 sqmS$900,000S$9,375 psm×0.997S$9,347 psm
Jan 2026Blk 8304 TO 06102 sqmS$932,500S$9,142 psm×0.997S$9,115 psm
Jan 2026Blk 8104 TO 06105 sqmS$945,000S$9,000 psm×0.997S$8,973 psm
Dec 2025Blk 5507 TO 0995 sqmS$830,000S$8,737 psm×0.996S$8,703 psm
Nov 2025Blk 8104 TO 06105 sqmS$962,500S$9,167 psm×0.996S$9,131 psm
Nov 2025Blk 5510 TO 1295 sqmS$890,000S$9,368 psm×0.996S$9,332 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.

5.03% gross yield

S$50,400 of rent a year against the estimate above · 1.66 points below flats like it

Homes like this rent for about S$4,200 a month, the middle of 85 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 2026484 ROOMS$4,400
Sept 2026494 ROOMS$4,200
Sept 2026524 ROOMS$4,200
Sept 2026494 ROOMS$4,000
Sept 2026504 ROOMS$3,700
Sept 2026594 ROOMS$3,000
Aug 2026484 ROOMS$4,400
Aug 2026524 ROOMS$4,200

median of 85 HDB rental approvals for 4 ROOM on Strathmore Ave since 2025-10.

Buying or selling at S$1,002,084?

Buying: Stamp duty on S$1,002,084 · Cash and CPF needed on S$1,002,084 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,002,084.

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

Primary schools near 82 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2025
Blk 82 · 4 ROOM · 19 TO 21 · Model A · 72 years left
108 sqmS$1,055,000S$9,769 psm
Jan 2025
Blk 82 · 4 ROOM · 22 TO 24 · Model A · 72 years left
108 sqmS$990,000S$9,167 psm
Aug 2024
Blk 82 · 4 ROOM · 07 TO 09 · Model A · 72 years left
104 sqmS$980,000S$9,423 psm
Jul 2024
Blk 82 · 5 ROOM · 13 TO 15 · Improved · 72 years left
125 sqmS$1,180,000S$9,440 psm
Jun 2024
Blk 82 · 5 ROOM · 19 TO 21 · Improved · 72 years left
excluded: outlier
124 sqmS$1,260,000S$10,161 psm
Jan 2023
Blk 82 · 4 ROOM · 22 TO 24 · Model A · 74 years left
108 sqmS$991,000S$9,176 psm
Oct 2021
Blk 82 · 5 ROOM · 04 TO 06 · Improved · 75 years left
123 sqmS$918,000S$7,463 psm
Oct 2021
Blk 82 · 4 ROOM · 07 TO 09 · Model A · 75 years left
104 sqmS$715,000S$6,875 psm
See more

Showing 8 of 36.

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 years64 yearsS$970,797S$1,071,838S$1,160,821S$1,181,123
10 years59 yearsS$936,620S$1,141,734S$1,339,175S$1,386,426
20 years49 yearsS$849,056S$1,261,653S$1,735,740S$1,860,387

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.