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HDB · 141090

Blk 90 Tanglin Halt Rd

Project page · 99-year lease from 2008

Indicative value range
S$952,628 – S$1,041,408
Indicative mid S$1,000,000 · S$11,111 psm

Based on 7 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
Oct 2026Blk 9019 TO 2190 sqmS$1,000,000S$11,111 psm×1.000S$11,111 psm
Sept 2026Blk 9034 TO 3690 sqmS$1,068,000S$11,867 psm×1.000S$11,867 psm
Jan 2026Blk 9031 TO 3390 sqmS$1,050,000S$11,667 psm×0.997S$11,632 psm
Dec 2025Blk 9004 TO 0690 sqmS$908,000S$10,089 psm×0.996S$10,049 psm
Dec 2025Blk 9034 TO 3690 sqmS$1,040,000S$11,556 psm×0.996S$11,510 psm
Nov 2025Blk 9007 TO 0985 sqmS$882,000S$10,376 psm×0.996S$10,336 psm
Nov 2025Blk 9019 TO 2190 sqmS$978,888S$10,877 psm×0.996S$10,834 psm

How accurate is this estimate for Tanglin Halt Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 30 sales in Tanglin Halt Rd since.

Median error
3.8%

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.

5.22% gross yield

S$52,200 of rent a year against the estimate above · 0.23 points above flats like it

Homes like this rent for about S$4,350 a month, the middle of 30 approvals in the last year.

In Queenstown, flats of this type with 80 to 89 years of lease left yield 4.99%, from 18 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 2026904 ROOMS$4,200
Sept 2026894 ROOMS$4,000
Aug 2026904 ROOMS$4,500
Jul 2026914 ROOMS$4,850
Jul 2026914 ROOMS$4,700
Jul 2026914 ROOMS$4,500
Jul 2026914 ROOMS$4,500
Jul 2026914 ROOMS$4,200

median of 30 HDB rental approvals for 4 ROOM on Tanglin Halt Rd since 2025-10.

Buying or selling at S$1,000,000?

Buying: Stamp duty on S$1,000,000 · Cash and CPF needed on S$1,000,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,000,000.

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

Primary schools near 90 Tanglin Halt 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 90 · 4 ROOM · 19 TO 21 · Model A · 81 years left
90 sqmS$1,000,000S$11,111 psm
Sept 2026
Blk 90 · 4 ROOM · 34 TO 36 · Model A · 81 years left
90 sqmS$1,068,000S$11,867 psm
Sept 2026
Blk 90 · 3 ROOM · 25 TO 27 · Model A · 81 years left
60 sqmS$760,000S$12,667 psm
Aug 2026
Blk 90 · 3 ROOM · 01 TO 03 · Model A · 81 years left
60 sqmS$620,000S$10,333 psm
Apr 2026
Blk 90 · 3 ROOM · 04 TO 06 · Model A · 81 years left
60 sqmS$675,000S$11,250 psm
Jan 2026
Blk 90 · 4 ROOM · 31 TO 33 · Model A · 82 years left
90 sqmS$1,050,000S$11,667 psm
Dec 2025
Blk 90 · 4 ROOM · 34 TO 36 · Model A · 82 years left
90 sqmS$1,040,000S$11,556 psm
Dec 2025
Blk 90 · 4 ROOM · 04 TO 06 · Model A · 82 years left
90 sqmS$908,000S$10,089 psm
Nov 2025
Blk 90 · 4 ROOM · 19 TO 21 · Model A · 82 years left
90 sqmS$978,888S$10,877 psm
Nov 2025
Blk 90 · 4 ROOM · 07 TO 09 · Model A · 82 years left
85 sqmS$882,000S$10,376 psm
Sept 2025
Blk 90 · 3 ROOM · 07 TO 09 · Model A · 82 years left
60 sqmS$715,000S$11,917 psm
Aug 2025
Blk 90 · 4 ROOM · 07 TO 09 · Model A · 82 years left
90 sqmS$955,000S$10,611 psm
Aug 2025
Blk 90 · 3 ROOM · 10 TO 12 · Model A · 82 years left
60 sqmS$695,000S$11,583 psm
Jul 2025
Blk 90 · 3 ROOM · 28 TO 30 · Model A · 82 years left
60 sqmS$738,000S$12,300 psm
May 2025
Blk 90 · 3 ROOM · 07 TO 09 · Model A · 82 years left
60 sqmS$700,000S$11,667 psm
Feb 2025
Blk 90 · 5 ROOM · 34 TO 36 · Improved · 83 years left
110 sqmS$1,256,888S$11,426 psm
Feb 2025
Blk 90 · 3 ROOM · 04 TO 06 · Model A · 83 years left
excluded: outlier
60 sqmS$688,000S$11,467 psm
Jan 2025
Blk 90 · 4 ROOM · 07 TO 09 · Model A · 83 years left
90 sqmS$918,000S$10,200 psm
Jan 2025
Blk 90 · 3 ROOM · 04 TO 06 · Model A · 83 years left
excluded: outlier
60 sqmS$670,000S$11,167 psm
Dec 2024
Blk 90 · 4 ROOM · 37 TO 39 · Model A · 83 years left
90 sqmS$1,028,000S$11,422 psm
Sept 2024
Blk 90 · 4 ROOM · 40 TO 42 · Model A · 83 years left
excluded: outlier
90 sqmS$1,100,000S$12,222 psm
Sept 2024
Blk 90 · 4 ROOM · 28 TO 30 · Model A · 83 years left
90 sqmS$993,888S$11,043 psm
Aug 2024
Blk 90 · 4 ROOM · 34 TO 36 · Model A · 83 years left
90 sqmS$1,039,000S$11,544 psm
Aug 2024
Blk 90 · 4 ROOM · 22 TO 24 · Model A · 83 years left
90 sqmS$928,000S$10,311 psm
Aug 2024
Blk 90 · 4 ROOM · 04 TO 06 · Model A · 83 years left
excluded: outlier
90 sqmS$779,000S$8,656 psm
Jul 2024
Blk 90 · 4 ROOM · 37 TO 39 · Model A · 83 years left
90 sqmS$980,000S$10,889 psm
Jul 2024
Blk 90 · 4 ROOM · 01 TO 03 · Model A · 83 years left
excluded: outlier
90 sqmS$710,000S$7,889 psm
May 2024
Blk 90 · 4 ROOM · 34 TO 36 · Model A · 83 years left
90 sqmS$972,000S$10,800 psm
May 2024
Blk 90 · 3 ROOM · 34 TO 36 · Model A · 83 years left
60 sqmS$680,000S$11,333 psm
Dec 2023
Blk 90 · 4 ROOM · 19 TO 21 · Model A · 84 years left
90 sqmS$928,000S$10,311 psm
Aug 2023
Blk 90 · 3 ROOM · 34 TO 36 · Model A · 84 years left
60 sqmS$650,000S$10,833 psm
Jun 2023
Blk 90 · 3 ROOM · 31 TO 33 · Model A · 84 years left
60 sqmS$638,000S$10,633 psm
Apr 2023
Blk 90 · 4 ROOM · 25 TO 27 · Model A · 84 years left
90 sqmS$848,000S$9,422 psm
Mar 2023
Blk 90 · 4 ROOM · 10 TO 12 · Model A · 85 years left
90 sqmS$790,000S$8,778 psm
Sept 2022
Blk 90 · 4 ROOM · 07 TO 09 · Model A · 85 years left
90 sqmS$770,000S$8,556 psm
Sept 2022
Blk 90 · 3 ROOM · 31 TO 33 · Model A · 85 years left
60 sqmS$630,000S$10,500 psm
Aug 2022
Blk 90 · 4 ROOM · 01 TO 03 · Model A · 85 years left
90 sqmS$700,000S$7,778 psm
Aug 2022
Blk 90 · 3 ROOM · 16 TO 18 · Model A · 85 years left
60 sqmS$605,000S$10,083 psm
Apr 2022
Blk 90 · 4 ROOM · 04 TO 06 · Model A · 85 years left
90 sqmS$715,000S$7,944 psm
Jan 2022
Blk 90 · 5 ROOM · 34 TO 36 · Improved · 86 years left
110 sqmS$945,000S$8,591 psm
Jan 2022
Blk 90 · 4 ROOM · 10 TO 12 · Model A · 86 years left
90 sqmS$748,000S$8,311 psm
Nov 2021
Blk 90 · 5 ROOM · 28 TO 30 · Improved · 86 years left
110 sqmS$940,000S$8,545 psm
See more

Showing 42 of 150.

Sale prices as filed in caveats.

Where the lease takes this

About 80 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 years75 yearsS$934,666S$1,031,947S$1,117,618S$1,137,164
10 years70 yearsS$882,089S$1,075,261S$1,261,207S$1,305,707
20 years60 yearsS$819,774S$1,218,141S$1,675,877S$1,796,226

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.