Blk 95 Dawson Rd
Project page · 99-year lease from 2021
Based on 22 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 95 | 10 TO 12 | 63 sqm | S$760,000 | S$12,063 psm | ×1.000 | S$12,063 psm |
| Aug 2026 | Blk 95 | 28 TO 30 | 63 sqm | S$910,888 | S$14,459 psm | ×1.000 | S$14,459 psm |
| Jul 2026 | Blk 95 | 19 TO 21 | 63 sqm | S$880,000 | S$13,968 psm | ×1.000 | S$13,968 psm |
| Jul 2026 | Blk 95 | 34 TO 36 | 63 sqm | S$888,000 | S$14,095 psm | ×1.000 | S$14,095 psm |
| Jul 2026 | Blk 95 | 31 TO 33 | 63 sqm | S$870,888 | S$13,824 psm | ×1.000 | S$13,824 psm |
| Jul 2026 | Blk 95 | 37 TO 39 | 66 sqm | S$859,000 | S$13,015 psm | ×1.000 | S$13,015 psm |
| Jul 2026 | Blk 95 | 01 TO 03 | 63 sqm | S$740,000 | S$11,746 psm | ×1.000 | S$11,746 psm |
| Jul 2026 | Blk 95 | 07 TO 09 | 63 sqm | S$770,000 | S$12,222 psm | ×1.000 | S$12,222 psm |
| Jun 2026 | Blk 95 | 07 TO 09 | 63 sqm | S$740,000 | S$11,746 psm | ×1.000 | S$11,746 psm |
| Jun 2026 | Blk 95 | 04 TO 06 | 63 sqm | S$735,000 | S$11,667 psm | ×1.000 | S$11,667 psm |
| Jun 2026 | Blk 95 | 25 TO 27 | 63 sqm | S$870,000 | S$13,810 psm | ×1.000 | S$13,810 psm |
| Jun 2026 | Blk 95 | 31 TO 33 | 63 sqm | S$892,000 | S$14,159 psm | ×1.000 | S$14,159 psm |
| May 2026 | Blk 95 | 16 TO 18 | 63 sqm | S$868,888 | S$13,792 psm | ×1.000 | S$13,792 psm |
| May 2026 | Blk 95 | 13 TO 15 | 63 sqm | S$838,000 | S$13,302 psm | ×1.000 | S$13,302 psm |
| May 2026 | Blk 95 | 25 TO 27 | 63 sqm | S$828,000 | S$13,143 psm | ×1.000 | S$13,143 psm |
| May 2026 | Blk 95 | 31 TO 33 | 63 sqm | S$900,000 | S$14,286 psm | ×1.000 | S$14,286 psm |
| Apr 2026 | Blk 95 | 10 TO 12 | 63 sqm | S$838,000 | S$13,302 psm | ×1.000 | S$13,302 psm |
| Apr 2026 | Blk 95 | 28 TO 30 | 63 sqm | S$885,000 | S$14,048 psm | ×1.000 | S$14,048 psm |
| Mar 2026 | Blk 95 | 19 TO 21 | 63 sqm | S$825,000 | S$13,095 psm | ×0.997 | S$13,057 psm |
| Mar 2026 | Blk 95 | 19 TO 21 | 63 sqm | S$878,000 | S$13,937 psm | ×0.997 | S$13,895 psm |
| Feb 2026 | Blk 95 | 13 TO 15 | 63 sqm | S$818,000 | S$12,984 psm | ×0.997 | S$12,946 psm |
| Feb 2026 | Blk 95 | 01 TO 03 | 63 sqm | S$730,000 | S$11,587 psm | ×0.997 | S$11,553 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.
5.44% gross yield
S$45,600 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 26 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 79 | 3 ROOM | S$4,400 |
| Aug 2026 | 96 | 3 ROOM | S$4,000 |
| Aug 2026 | 87 | 3 ROOM | S$3,788 |
| Aug 2026 | 91 | 3 ROOM | S$3,550 |
| Jul 2026 | 95 | 3 ROOM | S$4,200 |
| Jul 2026 | 87 | 3 ROOM | S$3,950 |
| Jul 2026 | 96 | 3 ROOM | S$3,900 |
| Jul 2026 | 94 | 3 ROOM | S$3,800 |
median of 26 HDB rental approvals for 3 ROOM on Dawson Rd since 2025-10.
Buying or selling at S$838,000?
Buying: Stamp duty on S$838,000 · Cash and CPF needed on S$838,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$838,000.
Each opens with this figure filled in; change anything there.
Primary schools near 95 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 · 379 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,148 m · no 2025 Phase 2C ballot
- New Town Primary School · 1,317 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,367 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 1,970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 95 · 2 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 47 sqm | S$650,000 | S$13,830 psm |
| Aug 2026 | Blk 95 · 3 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 63 sqm | S$910,888 | S$14,459 psm |
| Aug 2026 | Blk 95 · 3 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 63 sqm | S$760,000 | S$12,063 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 63 sqm | S$770,000 | S$12,222 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 63 sqm | S$740,000 | S$11,746 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 66 sqm | S$859,000 | S$13,015 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 63 sqm | S$870,888 | S$13,824 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 63 sqm | S$888,000 | S$14,095 psm |
| Jul 2026 | Blk 95 · 3 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 63 sqm | S$880,000 | S$13,968 psm |
| Jul 2026 | Blk 95 · 2 ROOM · 31 TO 33 · 2-room · 94 years left | 47 sqm | S$696,000 | S$14,809 psm |
| Jun 2026 | Blk 95 · 3 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 63 sqm | S$892,000 | S$14,159 psm |
| Jun 2026 | Blk 95 · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 63 sqm | S$870,000 | S$13,810 psm |
| Jun 2026 | Blk 95 · 3 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 63 sqm | S$735,000 | S$11,667 psm |
| Jun 2026 | Blk 95 · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 63 sqm | S$740,000 | S$11,746 psm |
| May 2026 | Blk 95 · 3 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 63 sqm | S$900,000 | S$14,286 psm |
| May 2026 | Blk 95 · 3 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 63 sqm | S$828,000 | S$13,143 psm |
| May 2026 | Blk 95 · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 63 sqm | S$838,000 | S$13,302 psm |
| May 2026 | Blk 95 · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 63 sqm | S$868,888 | S$13,792 psm |
| Apr 2026 | Blk 95 · 3 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 63 sqm | S$885,000 | S$14,048 psm |
| Apr 2026 | Blk 95 · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 63 sqm | S$838,000 | S$13,302 psm |
| Apr 2026 | Blk 95 · 2 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 47 sqm | S$549,000 | S$11,681 psm |
| Mar 2026 | Blk 95 · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 63 sqm | S$878,000 | S$13,937 psm |
| Mar 2026 | Blk 95 · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 63 sqm | S$825,000 | S$13,095 psm |
| Feb 2026 | Blk 95 · 3 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 63 sqm | S$730,000 | S$11,587 psm |
| Feb 2026 | Blk 95 · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 63 sqm | S$818,000 | S$12,984 psm |
| Feb 2026 | Blk 95 · 2 ROOM · 34 TO 36 · 2-room · 95 years left | 47 sqm | S$695,000 | S$14,787 psm |
| Jan 2026 | Blk 95 · 3 ROOM · 34 TO 36 · Premium Apartment · 95 years left excluded: outlier | 63 sqm | S$890,000 | S$14,127 psm |
| Jan 2026 | Blk 95 · 3 ROOM · 19 TO 21 · Premium Apartment · 95 years left excluded: outlier | 63 sqm | S$888,000 | S$14,095 psm |
| Dec 2025 | Blk 95 · 2 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 47 sqm | S$540,000 | S$11,489 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 95 · 3 ROOM | S$4,200 | — |
| Jun 2026 | Blk 95 · 3 ROOM | S$4,200 | — |
| May 2026 | Blk 95 · 3 ROOM | S$3,950 | — |
| Jun 2025 | Blk 95 · 2 ROOM | S$2,000 | — |
| Jun 2024 | Blk 95 · 3 ROOM | S$3,300 | — |
| Jun 2024 | Blk 95 · 2 ROOM | S$2,000 | — |
| Feb 2024 | Blk 95 · 3 ROOM | S$4,300 | — |
| Dec 2023 | Blk 95 · 3 ROOM | S$3,600 | — |
| Oct 2023 | Blk 95 · 2 ROOM | S$2,000 | — |
| Jan 2023 | Blk 95 · 3 ROOM | S$3,800 | — |
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 93 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 | 88 years | S$796,688 | S$879,607 | S$952,632 | S$969,292 |
| 10 years | 83 years | S$748,027 | S$911,840 | S$1,069,525 | S$1,107,262 |
| 20 years | 73 years | S$659,825 | S$980,466 | S$1,348,892 | S$1,445,759 |
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.