Blk 92 Dawson Rd
Project page · 99-year lease from 2016
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 92 | 22 TO 24 | 87 sqm | S$1,102,228 | S$12,669 psm | ×1.000 | S$12,669 psm |
| Jul 2026 | Blk 92 | 07 TO 09 | 87 sqm | S$1,125,000 | S$12,931 psm | ×1.000 | S$12,931 psm |
| May 2026 | Blk 92 | 28 TO 30 | 97 sqm | S$1,288,888 | S$13,288 psm | ×1.000 | S$13,288 psm |
| Mar 2026 | Blk 92 | 10 TO 12 | 95 sqm | S$1,140,000 | S$12,000 psm | ×0.997 | S$11,965 psm |
| Jan 2026 | Blk 92 | 25 TO 27 | 87 sqm | S$1,155,000 | S$13,276 psm | ×0.997 | S$13,237 psm |
| Jan 2026 | Blk 92 | 19 TO 21 | 95 sqm | S$1,258,000 | S$13,242 psm | ×0.997 | S$13,203 psm |
| Dec 2025 | Blk 92 | 19 TO 21 | 83 sqm | S$1,010,000 | S$12,169 psm | ×0.996 | S$12,121 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.
4.69% gross yield
S$55,200 of rent a year against the estimate above · 0.3 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.
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
| 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$1,176,724?
Buying: Stamp duty on S$1,176,724 · Cash and CPF needed on S$1,176,724 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,176,724.
Each opens with this figure filled in; change anything there.
Primary schools near 92 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 · 316 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,065 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,278 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,405 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 1,954 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Blangah Rise Primary School · 1,965 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 92 · 5 ROOM · 28 TO 30 · Premium Apartment · 89 years left | 99 sqm | S$1,500,000 | S$15,152 psm |
| Aug 2026 | Blk 92 · 5 ROOM · 40 TO 42 · Premium Apartment · 89 years left | 99 sqm | S$1,510,000 | S$15,253 psm |
| Aug 2026 | Blk 92 · 4 ROOM · 22 TO 24 · Premium Apartment · 89 years left | 87 sqm | S$1,102,228 | S$12,669 psm |
| Jul 2026 | Blk 92 · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 87 sqm | S$1,125,000 | S$12,931 psm |
| Jun 2026 | Blk 92 · 3 ROOM · 25 TO 27 · Premium Apartment · 89 years left | 65 sqm | S$805,000 | S$12,385 psm |
| May 2026 | Blk 92 · 4 ROOM · 28 TO 30 · Premium Apartment Loft · 89 years left | 97 sqm | S$1,288,888 | S$13,288 psm |
| Mar 2026 | Blk 92 · 4 ROOM · 10 TO 12 · Premium Apartment Loft · 89 years left | 95 sqm | S$1,140,000 | S$12,000 psm |
| Feb 2026 | Blk 92 · 5 ROOM · 19 TO 21 · Premium Apartment Loft · 89 years left | 122 sqm | S$1,700,000 | S$13,934 psm |
| Jan 2026 | Blk 92 · 4 ROOM · 19 TO 21 · Premium Apartment Loft · 89 years left | 95 sqm | S$1,258,000 | S$13,242 psm |
| Jan 2026 | Blk 92 · 4 ROOM · 25 TO 27 · Premium Apartment · 89 years left | 87 sqm | S$1,155,000 | S$13,276 psm |
| Jan 2026 | Blk 92 · 3 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 65 sqm | S$820,000 | S$12,615 psm |
| Dec 2025 | Blk 92 · 4 ROOM · 19 TO 21 · Premium Apartment · 89 years left | 83 sqm | S$1,010,000 | S$12,169 psm |
| Sept 2025 | Blk 92 · 4 ROOM · 22 TO 24 · Premium Apartment Loft · 90 years left | 97 sqm | S$1,255,888 | S$12,947 psm |
| Jun 2025 | Blk 92 · 5 ROOM · 22 TO 24 · Premium Apartment Loft · 90 years left | 122 sqm | S$1,658,888 | S$13,597 psm |
| Jun 2025 | Blk 92 · 4 ROOM · 40 TO 42 · Premium Apartment Loft · 90 years left | 97 sqm | S$1,370,000 | S$14,124 psm |
| Apr 2025 | Blk 92 · 4 ROOM · 28 TO 30 · Premium Apartment · 90 years left | 87 sqm | S$1,040,000 | S$11,954 psm |
| Jan 2025 | Blk 92 · 4 ROOM · 34 TO 36 · Premium Apartment Loft · 90 years left | 95 sqm | S$1,228,888 | S$12,936 psm |
| Nov 2023 | Blk 92 · 4 ROOM · 28 TO 30 · Premium Apartment Loft · 92 years left | 97 sqm | S$1,050,000 | S$10,825 psm |
| Nov 2023 | Blk 92 · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 65 sqm | S$726,000 | S$11,169 psm |
| Mar 2023 | Blk 92 · 4 ROOM · 40 TO 42 · Premium Apartment Loft · 92 years left | 95 sqm | S$1,130,000 | S$11,895 psm |
| Mar 2023 | Blk 92 · 4 ROOM · 31 TO 33 · Premium Apartment · 92 years left | 87 sqm | S$915,000 | S$10,517 psm |
| Mar 2023 | Blk 92 · 3 ROOM · 25 TO 27 · Premium Apartment · 92 years left | 65 sqm | S$721,000 | S$11,092 psm |
| Dec 2022 | Blk 92 · 4 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 87 sqm | S$870,000 | S$10,000 psm |
| Sept 2022 | Blk 92 · 4 ROOM · 07 TO 09 · Premium Apartment Loft · 93 years left | 97 sqm | S$965,000 | S$9,948 psm |
| Aug 2022 | Blk 92 · 4 ROOM · 31 TO 33 · Premium Apartment Loft · 93 years left | 95 sqm | S$965,888 | S$10,167 psm |
| Jul 2022 | Blk 92 · 5 ROOM · 37 TO 39 · Premium Apartment Loft · 93 years left | 122 sqm | S$1,418,000 | S$11,623 psm |
| May 2022 | Blk 92 · 4 ROOM · 13 TO 15 · Premium Apartment Loft · 93 years left | 97 sqm | S$943,888 | S$9,731 psm |
| Mar 2022 | Blk 92 · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 99 sqm | S$952,000 | S$9,616 psm |
| Mar 2022 | Blk 92 · 4 ROOM · 19 TO 21 · Premium Apartment Loft · 93 years left | 97 sqm | S$900,000 | S$9,278 psm |
| Dec 2021 | Blk 92 · 5 ROOM · 40 TO 42 · Premium Apartment Loft · 93 years left | 122 sqm | S$1,328,000 | S$10,885 psm |
| Dec 2021 | Blk 92 · 5 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 99 sqm | S$1,030,000 | S$10,404 psm |
| Dec 2021 | Blk 92 · 4 ROOM · 16 TO 18 · Premium Apartment Loft · 93 years left | 97 sqm | S$938,888 | S$9,679 psm |
| Nov 2021 | Blk 92 · 4 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 87 sqm | S$885,000 | S$10,172 psm |
| Oct 2021 | Blk 92 · 4 ROOM · 13 TO 15 · Premium Apartment Loft · 94 years left | 97 sqm | S$958,000 | S$9,876 psm |
Showing 34 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 92 · 4 ROOM | S$5,100 | — |
| Aug 2026 | Blk 92 · 4 ROOM | S$5,100 | — |
| Apr 2026 | Blk 92 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 92 · 4 ROOM | S$4,400 | — |
| Apr 2025 | Blk 92 · 3 ROOM | S$3,800 | — |
| Mar 2025 | Blk 92 · 4 ROOM | S$4,300 | — |
| Jul 2024 | Blk 92 · 4 ROOM | S$4,450 | — |
| Apr 2024 | Blk 92 · 3 ROOM | S$3,800 | — |
| Mar 2024 | Blk 92 · 4 ROOM | S$4,400 | — |
| Dec 2023 | Blk 92 · 3 ROOM | S$3,600 | — |
| Jul 2023 | Blk 92 · 4 ROOM | S$4,700 | — |
| Apr 2023 | Blk 92 · 4 ROOM | S$4,500 | — |
| Oct 2022 | Blk 92 · 3 ROOM | S$3,600 | — |
| Feb 2022 | Blk 92 · 4 ROOM | S$3,500 | — |
| Feb 2022 | Blk 92 · 4 ROOM | S$3,300 | — |
| Jun 2021 | Blk 92 · 3 ROOM | S$2,300 | — |
| Apr 2021 | Blk 92 · 4 ROOM | S$3,100 | — |
| Jan 2021 | Blk 92 · 4 ROOM | S$3,100 | — |
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 88 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 | 83 years | S$1,104,851 | S$1,219,844 | S$1,321,115 | S$1,344,220 |
| 10 years | 78 years | S$1,032,666 | S$1,258,814 | S$1,476,501 | S$1,528,597 |
| 20 years | 68 years | S$934,919 | S$1,389,240 | S$1,911,270 | S$2,048,522 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.