Blk 105 Henderson Cres
Project page · 99-year lease from 1975
Based on 3 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 105 | 01 TO 03 | 65 sqm | S$345,000 | S$5,308 psm | ×1.000 | S$5,308 psm |
| Apr 2026 | Blk 105 | 04 TO 06 | 65 sqm | S$355,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Apr 2026 | Blk 105 | 07 TO 09 | 65 sqm | S$372,000 | S$5,723 psm | ×1.000 | S$5,723 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.
10.14% gross yield
S$36,000 of rent a year against the estimate above · 0.86 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 15 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 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 |
|---|---|---|---|
| Aug 2026 | 105 | 3 ROOM | S$3,200 |
| Jul 2026 | 105 | 3 ROOM | S$2,900 |
| Apr 2026 | 105 | 3 ROOM | S$3,300 |
| Apr 2026 | 105 | 3 ROOM | S$2,500 |
| Mar 2026 | 105 | 3 ROOM | S$3,000 |
| Mar 2026 | 105 | 3 ROOM | S$2,900 |
| Feb 2026 | 105 | 3 ROOM | S$3,700 |
| Feb 2026 | 105 | 3 ROOM | S$3,200 |
median of 15 HDB rental approvals for 3 ROOM on Henderson Cres since 2025-10.
Buying or selling at S$355,000?
Buying: Stamp duty on S$355,000 · Cash and CPF needed on S$355,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$355,000.
Each opens with this figure filled in; change anything there.
Primary schools near 105 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
- Alexandra Primary School · 143 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 699 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 788 m · no 2025 Phase 2C ballot
1 to 2 km
- River Valley Primary School · 1,532 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,661 m · balloted in 2025 Phase 2C (PRs within 1 km)
- CHIJ (Kellock) (girls) · 1,727 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 105 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Apr 2026 | Blk 105 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 65 sqm | S$372,000 | S$5,723 psm |
| Apr 2026 | Blk 105 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 65 sqm | S$355,000 | S$5,462 psm |
| Apr 2025 | Blk 105 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Jan 2025 | Blk 105 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Sept 2024 | Blk 105 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 76 sqm | S$380,000 | S$5,000 psm |
| Aug 2024 | Blk 105 · 3 ROOM · 19 TO 21 · Improved · 50 years left | 76 sqm | S$400,000 | S$5,263 psm |
| Jun 2024 | Blk 105 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$370,000 | S$5,692 psm |
| May 2024 | Blk 105 · 3 ROOM · 22 TO 24 · Improved · 50 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Feb 2024 | Blk 105 · 3 ROOM · 22 TO 24 · Improved · 50 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Dec 2023 | Blk 105 · 3 ROOM · 22 TO 24 · Improved · 50 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Sept 2023 | Blk 105 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Jun 2023 | Blk 105 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$360,000 | S$5,538 psm |
| May 2023 | Blk 105 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Feb 2023 | Blk 105 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$322,000 | S$4,954 psm |
| Dec 2021 | Blk 105 · 3 ROOM · 16 TO 18 · Improved · 52 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Dec 2021 | Blk 105 · 3 ROOM · 16 TO 18 · Improved · 52 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Oct 2021 | Blk 105 · 3 ROOM · 16 TO 18 · Improved · 52 years left | 65 sqm | S$330,000 | S$5,077 psm |
Showing 18 of 92.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 105 · 3 ROOM | S$3,200 | — |
| Jul 2026 | Blk 105 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 105 · 3 ROOM | S$3,300 | — |
| Apr 2026 | Blk 105 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 105 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 105 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 105 · 3 ROOM | S$3,700 | — |
| Feb 2026 | Blk 105 · 3 ROOM | S$3,200 | — |
| Jan 2026 | Blk 105 · 3 ROOM | S$3,500 | — |
| Jan 2026 | Blk 105 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 105 · 3 ROOM | S$2,400 | — |
| Nov 2025 | Blk 105 · 3 ROOM | S$2,600 | — |
| Nov 2025 | Blk 105 · 3 ROOM | S$2,400 | — |
| Oct 2025 | Blk 105 · 3 ROOM | S$3,588 | — |
| Oct 2025 | Blk 105 · 3 ROOM | S$3,100 | — |
| Aug 2025 | Blk 105 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 105 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 105 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 105 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 105 · 3 ROOM | S$3,100 | — |
| May 2025 | Blk 105 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 105 · 3 ROOM | S$2,350 | — |
| Apr 2025 | Blk 105 · 3 ROOM | S$3,300 | — |
| Mar 2025 | Blk 105 · 3 ROOM | S$3,200 | — |
| Feb 2025 | Blk 105 · 3 ROOM | S$2,000 | — |
| Jan 2025 | Blk 105 · 3 ROOM | S$3,200 | — |
| Jan 2025 | Blk 105 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 105 · 3 ROOM | S$3,150 | — |
| Dec 2024 | Blk 105 · 3 ROOM | S$2,200 | — |
| Oct 2024 | Blk 105 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 105 · 3 ROOM | S$3,300 | — |
| Jun 2024 | Blk 105 · 3 ROOM | S$3,300 | — |
| Mar 2024 | Blk 105 · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 105 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 105 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 105 · 3 ROOM | S$2,500 | — |
| Jan 2024 | Blk 105 · 3 ROOM | S$3,500 | — |
| Jan 2024 | Blk 105 · 3 ROOM | S$2,300 | — |
| Jan 2024 | Blk 105 · 3 ROOM | S$1,200 | — |
| Dec 2023 | Blk 105 · 3 ROOM | S$3,888 | — |
| Nov 2023 | Blk 105 · 3 ROOM | S$2,600 | — |
| Nov 2023 | Blk 105 · 3 ROOM | S$1,650 | — |
| Oct 2023 | Blk 105 · 3 ROOM | S$2,750 | — |
| Sept 2023 | Blk 105 · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 105 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 105 · 3 ROOM | S$2,500 | — |
| Jun 2023 | Blk 105 · 3 ROOM | S$2,800 | — |
| Jun 2023 | Blk 105 · 3 ROOM | S$2,300 | — |
| May 2023 | Blk 105 · 3 ROOM | S$2,500 | — |
| Feb 2023 | Blk 105 · 3 ROOM | S$2,450 | — |
| Feb 2023 | Blk 105 · 3 ROOM | S$1,950 | — |
| Jan 2023 | Blk 105 · 3 ROOM | S$1,700 | — |
| Dec 2022 | Blk 105 · 3 ROOM | S$3,300 | — |
| Nov 2022 | Blk 105 · 3 ROOM | S$3,000 | — |
| Oct 2022 | Blk 105 · 3 ROOM | S$2,500 | — |
| Aug 2022 | Blk 105 · 3 ROOM | S$1,900 | — |
| Jun 2022 | Blk 105 · 3 ROOM | S$2,100 | — |
| May 2022 | Blk 105 · 3 ROOM | S$2,400 | — |
| May 2022 | Blk 105 · 3 ROOM | S$2,250 | — |
| Mar 2022 | Blk 105 · 3 ROOM | S$2,400 | — |
| Feb 2022 | Blk 105 · 3 ROOM | S$2,200 | — |
| Feb 2022 | Blk 105 · 3 ROOM | S$1,850 | — |
| Jan 2022 | Blk 105 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 105 · 3 ROOM | S$2,300 | — |
| Dec 2021 | Blk 105 · 3 ROOM | S$2,150 | — |
| Oct 2021 | Blk 105 · 3 ROOM | S$2,400 | — |
| Oct 2021 | Blk 105 · 3 ROOM | S$1,200 | — |
| Sept 2021 | Blk 105 · 3 ROOM | S$2,500 | — |
| Sept 2021 | Blk 105 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 105 · 3 ROOM | S$1,800 | — |
| Aug 2021 | Blk 105 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 105 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 105 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 105 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 105 · 3 ROOM | S$2,400 | — |
| Jun 2021 | Blk 105 · 3 ROOM | S$1,850 | — |
| May 2021 | Blk 105 · 3 ROOM | S$2,200 | — |
| May 2021 | Blk 105 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 105 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 105 · 3 ROOM | S$2,050 | — |
| Feb 2021 | Blk 105 · 3 ROOM | S$1,850 | — |
| Feb 2021 | Blk 105 · 3 ROOM | S$1,700 | — |
| Jan 2021 | Blk 105 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 105 · 3 ROOM | S$1,700 | — |
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 47 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 | 42 years | S$334,320 | S$369,116 | S$399,760 | S$406,751 |
| 10 years | 37 years | S$312,083 | S$380,428 | S$446,215 | S$461,959 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.