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HDB · 150102

Blk 102 Henderson Cres

Project page · 99-year lease from 1970

Indicative value range
S$484,398 – S$500,519
Indicative mid S$497,528 · S$6,219 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 10204 TO 0680 sqmS$448,000S$5,600 psm×1.000S$5,600 psm
Mar 2026Blk 10204 TO 0680 sqmS$508,000S$6,350 psm×0.997S$6,331 psm
Jan 2026Blk 10201 TO 0380 sqmS$498,000S$6,225 psm×0.997S$6,207 psm
Jan 2026Blk 10210 TO 1280 sqmS$500,000S$6,250 psm×0.997S$6,232 psm

How accurate is this estimate for Henderson Cres?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 13 sales in Henderson Cres since.

Median error
3.5%

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.

8.44% gross yield

S$42,000 of rent a year against the estimate above · 0.44 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 38 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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

ApprovedBlockFlatRent a month
Sept 20261014 ROOMS$3,500
Sept 20261014 ROOMS$3,500
Sept 20261064 ROOMS$2,500
Aug 20261024 ROOMS$3,500
Aug 20261034 ROOMS$3,400
Jul 20261064 ROOMS$3,500
Jun 20261044 ROOMS$4,000
Jun 20261044 ROOMS$3,800

median of 38 HDB rental approvals for 4 ROOM on Henderson Cres since 2025-10.

Buying or selling at S$497,528?

Buying: Stamp duty on S$497,528 · Cash and CPF needed on S$497,528 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$497,528.

Each opens with this figure filled in; change anything there.

Primary schools near 102 Henderson Cres

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 102 · 4 ROOM · 04 TO 06 · Standard · 43 years left
80 sqmS$448,000S$5,600 psm
Mar 2026
Blk 102 · 4 ROOM · 04 TO 06 · Standard · 43 years left
80 sqmS$508,000S$6,350 psm
Jan 2026
Blk 102 · 4 ROOM · 10 TO 12 · Standard · 44 years left
80 sqmS$500,000S$6,250 psm
Jan 2026
Blk 102 · 4 ROOM · 01 TO 03 · Standard · 44 years left
80 sqmS$498,000S$6,225 psm
Sept 2025
Blk 102 · 4 ROOM · 10 TO 12 · Standard · 44 years left
80 sqmS$500,000S$6,250 psm
May 2025
Blk 102 · 4 ROOM · 13 TO 15 · Standard · 44 years left
excluded: outlier
80 sqmS$450,000S$5,625 psm
Nov 2024
Blk 102 · 4 ROOM · 07 TO 09 · Standard · 45 years left
80 sqmS$450,000S$5,625 psm
Aug 2024
Blk 102 · 4 ROOM · 10 TO 12 · Standard · 45 years left
80 sqmS$490,000S$6,125 psm
Oct 2023
Blk 102 · 4 ROOM · 07 TO 09 · Standard · 46 years left
80 sqmS$488,000S$6,100 psm
Aug 2023
Blk 102 · 4 ROOM · 04 TO 06 · Standard · 46 years left
excluded: outlier
80 sqmS$420,000S$5,250 psm
Oct 2022
Blk 102 · 4 ROOM · 07 TO 09 · Standard · 47 years left
80 sqmS$475,000S$5,938 psm
Oct 2022
Blk 102 · 4 ROOM · 04 TO 06 · Standard · 47 years left
80 sqmS$460,000S$5,750 psm
Jan 2022
Blk 102 · 4 ROOM · 01 TO 03 · Standard · 48 years left
80 sqmS$440,000S$5,500 psm
Dec 2021
Blk 102 · 4 ROOM · 10 TO 12 · Standard · 48 years left
80 sqmS$440,000S$5,500 psm
See more

Showing 14 of 65.

Sale prices as filed in caveats.

Where the lease takes this

About 42 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years37 yearsS$464,435S$512,774S$555,344S$565,057

On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.