Blk 89 Dawson Rd
Project page · 99-year lease from 2016
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 89 | 25 TO 27 | 83 sqm | S$1,180,000 | S$14,217 psm | ×1.000 | S$14,217 psm |
| Aug 2026 | Blk 89 | 07 TO 09 | 83 sqm | S$1,018,000 | S$12,265 psm | ×1.000 | S$12,265 psm |
| Apr 2026 | Blk 89 | 28 TO 30 | 97 sqm | S$1,288,000 | S$13,278 psm | ×1.000 | S$13,278 psm |
| Mar 2026 | Blk 89 | 22 TO 24 | 95 sqm | S$1,300,000 | S$13,684 psm | ×0.997 | S$13,644 psm |
| Feb 2026 | Blk 89 | 31 TO 33 | 87 sqm | S$1,180,888 | S$13,573 psm | ×0.997 | S$13,533 psm |
| Jan 2026 | Blk 89 | 10 TO 12 | 97 sqm | S$1,100,000 | S$11,340 psm | ×0.997 | S$11,307 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.
4.73% gross yield
S$55,200 of rent a year against the estimate above · 0.26 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$1,166,311?
Buying: Stamp duty on S$1,166,311 · Cash and CPF needed on S$1,166,311 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,166,311.
Each opens with this figure filled in; change anything there.
Primary schools near 89 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 · 380 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,068 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,331 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,348 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 1,921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 89 · 3 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 65 sqm | S$798,000 | S$12,277 psm |
| Sept 2026 | Blk 89 · 4 ROOM · 25 TO 27 · Premium Apartment · 89 years left | 83 sqm | S$1,180,000 | S$14,217 psm |
| Aug 2026 | Blk 89 · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 83 sqm | S$1,018,000 | S$12,265 psm |
| Aug 2026 | Blk 89 · 3 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 65 sqm | S$780,000 | S$12,000 psm |
| Apr 2026 | Blk 89 · 4 ROOM · 28 TO 30 · Premium Apartment Loft · 89 years left | 97 sqm | S$1,288,000 | S$13,278 psm |
| Mar 2026 | Blk 89 · 4 ROOM · 22 TO 24 · Premium Apartment Loft · 89 years left | 95 sqm | S$1,300,000 | S$13,684 psm |
| Feb 2026 | Blk 89 · 4 ROOM · 31 TO 33 · Premium Apartment · 89 years left | 87 sqm | S$1,180,888 | S$13,573 psm |
| Jan 2026 | Blk 89 · 4 ROOM · 10 TO 12 · Premium Apartment Loft · 89 years left | 97 sqm | S$1,100,000 | S$11,340 psm |
| Jan 2026 | Blk 89 · 3 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 65 sqm | S$780,000 | S$12,000 psm |
| Nov 2025 | Blk 89 · 3 ROOM · 25 TO 27 · Premium Apartment · 90 years left | 65 sqm | S$818,888 | S$12,598 psm |
| Sept 2025 | Blk 89 · 4 ROOM · 16 TO 18 · Premium Apartment Loft · 90 years left | 109 sqm | S$1,245,000 | S$11,422 psm |
| Aug 2025 | Blk 89 · 5 ROOM · 28 TO 30 · Premium Apartment · 90 years left | 99 sqm | S$1,400,000 | S$14,141 psm |
| Aug 2025 | Blk 89 · 3 ROOM · 34 TO 36 · Premium Apartment · 90 years left | 65 sqm | S$822,000 | S$12,646 psm |
| May 2025 | Blk 89 · 4 ROOM · 07 TO 09 · Premium Apartment Loft · 90 years left | 95 sqm | S$1,155,000 | S$12,158 psm |
| Nov 2024 | Blk 89 · 4 ROOM · 37 TO 39 · Premium Apartment · 91 years left | 83 sqm | S$1,000,000 | S$12,048 psm |
| May 2024 | Blk 89 · 4 ROOM · 40 TO 42 · Premium Apartment · 91 years left | 87 sqm | S$938,000 | S$10,782 psm |
| Jul 2023 | Blk 89 · 4 ROOM · 34 TO 36 · Premium Apartment · 92 years left | 83 sqm | S$950,000 | S$11,446 psm |
| Jan 2023 | Blk 89 · 3 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 65 sqm | S$680,000 | S$10,462 psm |
| Sept 2022 | Blk 89 · 3 ROOM · 37 TO 39 · Premium Apartment · 93 years left | 65 sqm | S$680,000 | S$10,462 psm |
| Jun 2022 | Blk 89 · 4 ROOM · 34 TO 36 · Premium Apartment Loft · 93 years left | 97 sqm | S$1,045,000 | S$10,773 psm |
| Jun 2022 | Blk 89 · 4 ROOM · 13 TO 15 · Premium Apartment Loft · 93 years left | 95 sqm | S$955,000 | S$10,053 psm |
| Jun 2022 | Blk 89 · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 87 sqm | S$900,000 | S$10,345 psm |
| Apr 2022 | Blk 89 · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 83 sqm | S$870,000 | S$10,482 psm |
| Mar 2022 | Blk 89 · 4 ROOM · 31 TO 33 · Premium Apartment Loft · 93 years left | 97 sqm | S$930,000 | S$9,588 psm |
| Feb 2022 | Blk 89 · 4 ROOM · 13 TO 15 · Premium Apartment Loft · 93 years left | 97 sqm | S$938,000 | S$9,670 psm |
| Feb 2022 | Blk 89 · 4 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 87 sqm | S$920,000 | S$10,575 psm |
| Jan 2022 | Blk 89 · 3 ROOM · 31 TO 33 · Premium Apartment · 93 years left | 65 sqm | S$701,188 | S$10,788 psm |
| Jan 2022 | Blk 89 · 3 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 65 sqm | S$670,000 | S$10,308 psm |
| Dec 2021 | Blk 89 · 4 ROOM · 04 TO 06 · Premium Apartment Loft · 93 years left | 109 sqm | S$968,000 | S$8,881 psm |
| Dec 2021 | Blk 89 · 4 ROOM · 19 TO 21 · Premium Apartment Loft · 93 years left | 97 sqm | S$950,000 | S$9,794 psm |
| Nov 2021 | Blk 89 · 3 ROOM · 37 TO 39 · Premium Apartment · 94 years left | 65 sqm | S$688,000 | S$10,585 psm |
| Oct 2021 | Blk 89 · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 83 sqm | S$800,000 | S$9,639 psm |
Showing 32 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 89 · 4 ROOM | S$4,900 | — |
| Jul 2026 | Blk 89 · 4 ROOM | S$4,700 | — |
| Jul 2026 | Blk 89 · 5 ROOM | S$4,600 | — |
| Jun 2026 | Blk 89 · 4 ROOM | S$4,550 | — |
| Jun 2026 | Blk 89 · 4 ROOM | S$4,500 | — |
| Jun 2026 | Blk 89 · 4 ROOM | S$1,350 | — |
| Feb 2026 | Blk 89 · 4 ROOM | S$4,150 | — |
| Jul 2025 | Blk 89 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 89 · 4 ROOM | S$4,400 | — |
| Jun 2025 | Blk 89 · 3 ROOM | S$3,900 | — |
| Apr 2025 | Blk 89 · 4 ROOM | S$4,600 | — |
| Feb 2025 | Blk 89 · 4 ROOM | S$4,700 | — |
| Feb 2025 | Blk 89 · 4 ROOM | S$4,250 | — |
| Jun 2024 | Blk 89 · 5 ROOM | S$4,600 | — |
| Jun 2024 | Blk 89 · 3 ROOM | S$4,300 | — |
| Jun 2024 | Blk 89 · 4 ROOM | S$1,300 | — |
| May 2024 | Blk 89 · 4 ROOM | S$2,000 | — |
| Feb 2024 | Blk 89 · 4 ROOM | S$4,400 | — |
| Jul 2023 | Blk 89 · 3 ROOM | S$4,300 | — |
| Jun 2023 | Blk 89 · 5 ROOM | S$4,500 | — |
| Jun 2023 | Blk 89 · 4 ROOM | S$4,200 | — |
| Apr 2023 | Blk 89 · 4 ROOM | S$4,750 | — |
| Mar 2023 | Blk 89 · 4 ROOM | S$1,500 | — |
| Feb 2023 | Blk 89 · 4 ROOM | S$5,000 | — |
| Jul 2022 | Blk 89 · 4 ROOM | S$3,700 | — |
| Mar 2022 | Blk 89 · 4 ROOM | S$3,250 | — |
| Jul 2021 | Blk 89 · 5 ROOM | S$3,300 | — |
| Mar 2021 | Blk 89 · 4 ROOM | S$3,250 | — |
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$1,095,074 | S$1,209,050 | S$1,309,424 | S$1,332,324 |
| 10 years | 78 years | S$1,023,527 | S$1,247,674 | S$1,463,435 | S$1,515,071 |
| 20 years | 68 years | S$926,646 | S$1,376,946 | S$1,894,356 | S$2,030,394 |
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.