Blk 90 Dawson Rd
Project page · 99-year lease from 2016
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 90 | 07 TO 09 | 97 sqm | S$1,140,000 | S$11,753 psm | ×1.000 | S$11,753 psm |
| Jan 2026 | Blk 90 | 19 TO 21 | 83 sqm | S$1,112,100 | S$13,399 psm | ×0.997 | S$13,359 psm |
| Jan 2026 | Blk 90 | 37 TO 39 | 97 sqm | S$1,330,888 | S$13,720 psm | ×0.997 | S$13,680 psm |
| Dec 2025 | Blk 90 | 13 TO 15 | 95 sqm | S$1,250,000 | S$13,158 psm | ×0.996 | S$13,106 psm |
| Dec 2025 | Blk 90 | 37 TO 39 | 87 sqm | S$1,080,000 | S$12,414 psm | ×0.996 | S$12,365 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.
4.43% gross yield
S$55,200 of rent a year against the estimate above · 0.56 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$1,245,088?
Buying: Stamp duty on S$1,245,088 · Cash and CPF needed on S$1,245,088 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,245,088.
Each opens with this figure filled in; change anything there.
Primary schools near 90 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 · 425 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Gan Eng Seng Primary School · 1,044 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Alexandra Primary School · 1,304 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- New Town Primary School · 1,376 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 1,882 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 90 · 4 ROOM · 07 TO 09 · Premium Apartment Loft · 89 years left | 97 sqm | S$1,140,000 | S$11,753 psm |
| Mar 2026 | Blk 90 · 3 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 65 sqm | S$798,000 | S$12,277 psm |
| Jan 2026 | Blk 90 · 4 ROOM · 37 TO 39 · Premium Apartment Loft · 89 years left | 97 sqm | S$1,330,888 | S$13,720 psm |
| Jan 2026 | Blk 90 · 4 ROOM · 19 TO 21 · Premium Apartment · 89 years left | 83 sqm | S$1,112,100 | S$13,399 psm |
| Dec 2025 | Blk 90 · 4 ROOM · 37 TO 39 · Premium Apartment · 89 years left | 87 sqm | S$1,080,000 | S$12,414 psm |
| Dec 2025 | Blk 90 · 4 ROOM · 13 TO 15 · Premium Apartment Loft · 89 years left | 95 sqm | S$1,250,000 | S$13,158 psm |
| Aug 2025 | Blk 90 · 5 ROOM · 28 TO 30 · Premium Apartment · 90 years left | 99 sqm | S$1,340,000 | S$13,535 psm |
| Feb 2025 | Blk 90 · 3 ROOM · 22 TO 24 · Premium Apartment · 90 years left | 65 sqm | S$795,000 | S$12,231 psm |
| Feb 2025 | Blk 90 · 3 ROOM · 19 TO 21 · Premium Apartment · 90 years left | 65 sqm | S$795,000 | S$12,231 psm |
| Aug 2024 | Blk 90 · 4 ROOM · 34 TO 36 · Premium Apartment Loft · 91 years left excluded: outlier | 95 sqm | S$1,380,000 | S$14,526 psm |
| Jul 2024 | Blk 90 · 4 ROOM · 40 TO 42 · Premium Apartment Loft · 91 years left | 97 sqm | S$1,300,000 | S$13,402 psm |
| Jul 2024 | Blk 90 · 3 ROOM · 22 TO 24 · Premium Apartment · 91 years left | 65 sqm | S$760,000 | S$11,692 psm |
| Apr 2024 | Blk 90 · 4 ROOM · 19 TO 21 · Premium Apartment Loft · 91 years left | 109 sqm | S$1,238,000 | S$11,358 psm |
| Mar 2024 | Blk 90 · 3 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 65 sqm | S$710,000 | S$10,923 psm |
| Jan 2024 | Blk 90 · 4 ROOM · 16 TO 18 · Premium Apartment Loft · 91 years left | 97 sqm | S$1,150,000 | S$11,856 psm |
| Dec 2023 | Blk 90 · 3 ROOM · 34 TO 36 · Premium Apartment · 91 years left | 65 sqm | S$758,000 | S$11,662 psm |
| Sept 2023 | Blk 90 · 4 ROOM · 31 TO 33 · Premium Apartment · 92 years left | 83 sqm | S$955,000 | S$11,506 psm |
| Aug 2023 | Blk 90 · 4 ROOM · 37 TO 39 · Premium Apartment · 92 years left | 83 sqm | S$975,000 | S$11,747 psm |
| Mar 2023 | Blk 90 · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 99 sqm | S$978,000 | S$9,879 psm |
| Mar 2023 | Blk 90 · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 83 sqm | S$900,000 | S$10,843 psm |
| Feb 2023 | Blk 90 · 5 ROOM · 37 TO 39 · Premium Apartment · 92 years left | 99 sqm | S$1,200,888 | S$12,130 psm |
| Sept 2022 | Blk 90 · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 83 sqm | S$908,000 | S$10,940 psm |
| Jun 2022 | Blk 90 · 4 ROOM · 22 TO 24 · Premium Apartment · 93 years left | 83 sqm | S$900,000 | S$10,843 psm |
| May 2022 | Blk 90 · 3 ROOM · 37 TO 39 · Premium Apartment · 93 years left | 65 sqm | S$738,000 | S$11,354 psm |
| Apr 2022 | Blk 90 · 4 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 83 sqm | S$880,000 | S$10,602 psm |
| Mar 2022 | Blk 90 · 4 ROOM · 40 TO 42 · Premium Apartment Loft · 93 years left | 95 sqm | S$1,160,000 | S$12,211 psm |
| Feb 2022 | Blk 90 · 3 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 65 sqm | S$698,000 | S$10,738 psm |
| Nov 2021 | Blk 90 · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 83 sqm | S$740,000 | S$8,916 psm |
Showing 28 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 90 · 4 ROOM | S$4,600 | — |
| Apr 2026 | Blk 90 · 3 ROOM | S$3,700 | — |
| Mar 2026 | Blk 90 · 3 ROOM | S$3,500 | — |
| Feb 2026 | Blk 90 · 4 ROOM | S$4,300 | — |
| Dec 2025 | Blk 90 · 4 ROOM | S$4,600 | — |
| Oct 2025 | Blk 90 · 4 ROOM | S$4,400 | — |
| Jun 2025 | Blk 90 · 4 ROOM | S$4,600 | — |
| Jun 2025 | Blk 90 · 4 ROOM | S$4,200 | — |
| Jan 2025 | Blk 90 · 4 ROOM | S$4,500 | — |
| Jan 2025 | Blk 90 · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 90 · 4 ROOM | S$4,600 | — |
| Nov 2024 | Blk 90 · 4 ROOM | S$4,300 | — |
| Aug 2024 | Blk 90 · 4 ROOM | S$4,300 | — |
| Aug 2024 | Blk 90 · 4 ROOM | S$3,800 | — |
| Jun 2024 | Blk 90 · 4 ROOM | S$4,400 | — |
| Feb 2024 | Blk 90 · 4 ROOM | S$4,700 | — |
| Feb 2024 | Blk 90 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 90 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 90 · 4 ROOM | S$4,400 | — |
| Oct 2023 | Blk 90 · 4 ROOM | S$4,400 | — |
| Jul 2023 | Blk 90 · 3 ROOM | S$3,500 | — |
| May 2023 | Blk 90 · 4 ROOM | S$4,500 | — |
| Mar 2023 | Blk 90 · 4 ROOM | S$4,800 | — |
| Mar 2022 | Blk 90 · 4 ROOM | S$2,750 | — |
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$1,169,039 | S$1,290,714 | S$1,397,868 | S$1,422,315 |
| 10 years | 78 years | S$1,092,661 | S$1,331,947 | S$1,562,282 | S$1,617,405 |
| 20 years | 68 years | S$989,235 | S$1,469,951 | S$2,022,309 | S$2,167,536 |
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.