Blk 81 Redhill Lane
Project page · 99-year lease from 1996
Based on 6 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Blk 81 | 07 TO 09 | 126 sqm | S$1,230,000 | S$9,762 psm | ×0.996 | S$9,724 psm |
| Oct 2025 | Blk 83 | 07 TO 09 | 135 sqm | S$1,168,888 | S$8,658 psm | ×0.996 | S$8,624 psm |
| Aug 2025 | Blk 81 | 10 TO 12 | 136 sqm | S$1,190,000 | S$8,750 psm | ×0.996 | S$8,711 psm |
| Feb 2025 | Blk 81 | 10 TO 12 | 126 sqm | S$1,160,000 | S$9,206 psm | ×1.009 | S$9,289 psm |
| Feb 2025 | Blk 83 | 16 TO 18 | 123 sqm | S$1,100,000 | S$8,943 psm | ×1.009 | S$9,023 psm |
| Jan 2025 | Blk 83 | 07 TO 09 | 124 sqm | S$1,050,000 | S$8,468 psm | ×1.009 | S$8,544 psm |
How accurate is this estimate for Redhill Lane?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.94% gross yield
S$55,200 of rent a year against the estimate above · 0.74 points below flats like it
Homes like this rent for about S$4,600 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Jul 2026 | 83 | 5 ROOM | S$4,900 |
| Jun 2026 | 82 | 5 ROOM | S$5,000 |
| May 2026 | 81 | 5 ROOM | S$4,200 |
| Feb 2026 | 82 | 5 ROOM | S$4,700 |
| Feb 2026 | 81 | 5 ROOM | S$4,400 |
| Jan 2026 | 83 | 5 ROOM | S$4,500 |
median of 6 HDB rental approvals for 5 ROOM on Redhill Lane since 2025-10.
Buying or selling at S$1,117,275?
Buying: Stamp duty on S$1,117,275 · Cash and CPF needed on S$1,117,275 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,117,275.
Each opens with this figure filled in; change anything there.
Primary schools near 81 Redhill Lane
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
- Gan Eng Seng Primary School · 380 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 561 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 731 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,381 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,498 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Blangah Rise Primary School · 1,613 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 1,630 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 81 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 126 sqm | S$1,230,000 | S$9,762 psm |
| Aug 2025 | Blk 81 · 5 ROOM · 10 TO 12 · Model A · 70 years left | 136 sqm | S$1,190,000 | S$8,750 psm |
| Feb 2025 | Blk 81 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 126 sqm | S$1,160,000 | S$9,206 psm |
| Oct 2024 | Blk 81 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 129 sqm | S$1,160,000 | S$8,992 psm |
| Nov 2023 | Blk 81 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 120 sqm | S$998,000 | S$8,317 psm |
| Jun 2023 | Blk 81 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 126 sqm | S$990,000 | S$7,857 psm |
| Jan 2023 | Blk 81 · 5 ROOM · 04 TO 06 · Model A · 73 years left | 136 sqm | S$878,000 | S$6,456 psm |
| Apr 2022 | Blk 81 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 131 sqm | S$850,000 | S$6,489 psm |
| Feb 2022 | Blk 81 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 126 sqm | S$858,000 | S$6,810 psm |
Showing 9 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 81 · 5 ROOM | S$4,200 | — |
| Feb 2026 | Blk 81 · 5 ROOM | S$4,400 | — |
| Sept 2025 | Blk 81 · 5 ROOM | S$4,900 | — |
| Jul 2025 | Blk 81 · 5 ROOM | S$4,700 | — |
| May 2025 | Blk 81 · 5 ROOM | S$3,200 | — |
| Apr 2025 | Blk 81 · 5 ROOM | S$4,500 | — |
| Apr 2025 | Blk 81 · 5 ROOM | S$4,200 | — |
| Feb 2025 | Blk 81 · 5 ROOM | S$4,300 | — |
| Jul 2024 | Blk 81 · 5 ROOM | S$4,500 | — |
| Sept 2023 | Blk 81 · 5 ROOM | S$4,600 | — |
| Jul 2023 | Blk 81 · 5 ROOM | S$4,900 | — |
| Jul 2023 | Blk 81 · 5 ROOM | S$4,800 | — |
| Jun 2023 | Blk 81 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 81 · 5 ROOM | S$3,250 | — |
| Apr 2023 | Blk 81 · 5 ROOM | S$4,200 | — |
| Dec 2022 | Blk 81 · 5 ROOM | S$4,000 | — |
| Aug 2022 | Blk 81 · 5 ROOM | S$2,400 | — |
| Feb 2022 | Blk 81 · 5 ROOM | S$2,700 | — |
| Sept 2021 | Blk 81 · 5 ROOM | S$3,000 | — |
| Aug 2021 | Blk 81 · 5 ROOM | S$3,100 | — |
| Jul 2021 | Blk 81 · 5 ROOM | S$3,200 | — |
| Jun 2021 | Blk 81 · 5 ROOM | S$3,300 | — |
| May 2021 | Blk 81 · 5 ROOM | S$3,200 | — |
| Apr 2021 | Blk 81 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 81 · 5 ROOM | S$2,800 | — |
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 68 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 | 63 years | S$1,082,391 | S$1,195,047 | S$1,294,259 | S$1,316,894 |
| 10 years | 58 years | S$1,044,285 | S$1,272,978 | S$1,493,115 | S$1,545,798 |
| 20 years | 48 years | S$946,657 | S$1,406,682 | S$1,935,266 | S$2,074,242 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.