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HDB · 151063

Blk 63A Lengkok Bahru

Project page · 99-year lease from 2001

Indicative value range
S$990,262 – S$1,248,274
Indicative mid S$1,131,882 · S$9,354 psm

Based on 99 sales in projects within 1 km, last 24 months. Search widened 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 75A · 487 m19 TO 21115 sqmS$1,180,000S$10,261 psm×1.000S$10,261 psm
Oct 2026Blk 75C · 487 m04 TO 06115 sqmS$1,170,000S$10,174 psm×1.000S$10,174 psm
Oct 2026Blk 87 · 907 m10 TO 12126 sqmS$1,180,000S$9,365 psm×1.000S$9,365 psm
Sept 2026Blk 73A · 487 m28 TO 30115 sqmS$1,210,000S$10,522 psm×1.000S$10,522 psm
Sept 2026Blk 58 · 654 m28 TO 30110 sqmS$1,210,000S$11,000 psm×1.000S$11,000 psm
Sept 2026Blk 52 · 654 m16 TO 18110 sqmS$1,230,000S$11,182 psm×1.000S$11,182 psm
Aug 2026Blk 75C · 487 m25 TO 27115 sqmS$1,250,000S$10,870 psm×1.000S$10,870 psm
Aug 2026Blk 52 · 654 m37 TO 39110 sqmS$1,350,000S$12,273 psm×1.000S$12,273 psm
Jul 2026Blk 74A · 487 m07 TO 09115 sqmS$1,280,000S$11,130 psm×1.000S$11,130 psm
Jul 2026Blk 73A · 487 m07 TO 09115 sqmS$1,108,000S$9,635 psm×1.000S$9,635 psm
Jul 2026Blk 74A · 487 m25 TO 27115 sqmS$1,319,000S$11,470 psm×1.000S$11,470 psm
Jul 2026Blk 58 · 654 m22 TO 24110 sqmS$1,181,111S$10,737 psm×1.000S$10,737 psm
Jul 2026Blk 48 · 654 m34 TO 36110 sqmS$1,325,000S$12,045 psm×1.000S$12,045 psm
Jul 2026Blk 69 · 907 m01 TO 03115 sqmS$935,000S$8,130 psm×1.000S$8,130 psm
Jun 2026Blk 36 · 210 m04 TO 06119 sqmS$880,000S$7,395 psm×1.000S$7,395 psm
Jun 2026Blk 77A · 487 m16 TO 18115 sqmS$1,110,000S$9,652 psm×1.000S$9,652 psm
Jun 2026Blk 75C · 487 m13 TO 15115 sqmS$1,220,000S$10,609 psm×1.000S$10,609 psm
Jun 2026Blk 77A · 487 m04 TO 06115 sqmS$1,130,000S$9,826 psm×1.000S$9,826 psm
May 2026Blk 106A · 737 m13 TO 15115 sqmS$845,000S$7,348 psm×1.000S$7,348 psm
May 2026Blk 76A · 487 m01 TO 03115 sqmS$1,035,000S$9,000 psm×1.000S$9,000 psm
May 2026Blk 73A · 487 m10 TO 12115 sqmS$1,190,000S$10,348 psm×1.000S$10,348 psm
May 2026Blk 183 · 879 m10 TO 12115 sqmS$1,050,888S$9,138 psm×1.000S$9,138 psm
May 2026Blk 50 · 654 m16 TO 18110 sqmS$1,150,000S$10,455 psm×1.000S$10,455 psm
May 2026Blk 48 · 654 m31 TO 33110 sqmS$1,250,000S$11,364 psm×1.000S$11,364 psm
May 2026Blk 131 · 743 m10 TO 12121 sqmS$1,260,000S$10,413 psm×1.000S$10,413 psm
May 2026Blk 87 · 907 m01 TO 03129 sqmS$1,000,000S$7,752 psm×1.000S$7,752 psm
Apr 2026Blk 109A · 737 m10 TO 12115 sqmS$900,000S$7,826 psm×1.000S$7,826 psm
Apr 2026Blk 76A · 487 m28 TO 30115 sqmS$1,205,000S$10,478 psm×1.000S$10,478 psm
Apr 2026Blk 48 · 654 m25 TO 27110 sqmS$1,258,000S$11,436 psm×1.000S$11,436 psm
Mar 2026Blk 111A · 737 m07 TO 09115 sqmS$900,000S$7,826 psm×0.997S$7,803 psm
Mar 2026Blk 76A · 487 m10 TO 12115 sqmS$1,135,000S$9,870 psm×0.997S$9,840 psm
Mar 2026Blk 63A07 TO 09120 sqmS$1,080,000S$9,000 psm×0.997S$8,973 psm
Mar 2026Blk 87 · 907 m07 TO 09132 sqmS$1,230,000S$9,318 psm×0.997S$9,291 psm
Feb 2026Blk 111A · 737 m16 TO 18116 sqmS$912,888S$7,870 psm×0.997S$7,847 psm
Feb 2026Blk 36 · 210 m10 TO 12123 sqmS$949,000S$7,715 psm×0.997S$7,693 psm
Feb 2026Blk 83 · 654 m13 TO 15125 sqmS$1,278,000S$10,224 psm×0.997S$10,194 psm
Jan 2026Blk 106A · 737 m16 TO 18115 sqmS$895,000S$7,783 psm×0.997S$7,760 psm
Dec 2025Blk 109A · 737 m01 TO 03115 sqmS$780,000S$6,783 psm×0.996S$6,756 psm
Dec 2025Blk 75B · 487 m10 TO 12115 sqmS$1,080,000S$9,391 psm×0.996S$9,354 psm
Dec 2025Blk 52 · 654 m37 TO 39110 sqmS$1,280,000S$11,636 psm×0.996S$11,591 psm
Dec 2025Blk 80 · 654 m01 TO 03130 sqmS$1,185,000S$9,115 psm×0.996S$9,080 psm
Dec 2025Blk 81 · 943 m07 TO 09126 sqmS$1,230,000S$9,762 psm×0.996S$9,724 psm
Nov 2025Blk 75C · 487 m22 TO 24115 sqmS$1,220,000S$10,609 psm×0.996S$10,567 psm
Nov 2025Blk 49 · 654 m04 TO 06110 sqmS$1,150,000S$10,455 psm×0.996S$10,413 psm
Nov 2025Blk 132 · 743 m10 TO 12121 sqmS$1,188,888S$9,826 psm×0.996S$9,787 psm
Nov 2025Blk 87 · 907 m10 TO 12132 sqmS$1,260,000S$9,545 psm×0.996S$9,508 psm
Oct 2025Blk 36 · 210 m01 TO 03118 sqmS$865,000S$7,331 psm×0.996S$7,302 psm
Oct 2025Blk 77A · 487 m22 TO 24115 sqmS$1,200,888S$10,443 psm×0.996S$10,401 psm
Oct 2025Blk 183 · 879 m10 TO 12115 sqmS$1,020,000S$8,870 psm×0.996S$8,835 psm
Oct 2025Blk 83 · 943 m07 TO 09135 sqmS$1,168,888S$8,658 psm×0.996S$8,624 psm
Sept 2025Blk 103B · 737 m16 TO 18115 sqmS$850,000S$7,391 psm×0.996S$7,359 psm
Sept 2025Blk 104A · 737 m04 TO 06116 sqmS$810,000S$6,983 psm×0.996S$6,952 psm
Sept 2025Blk 112B · 737 m19 TO 21116 sqmS$906,888S$7,818 psm×0.996S$7,783 psm
Sept 2025Blk 76A · 487 m22 TO 24115 sqmS$1,188,000S$10,330 psm×0.996S$10,285 psm
Sept 2025Blk 81 · 654 m04 TO 06132 sqmS$1,200,000S$9,091 psm×0.996S$9,051 psm
Sept 2025Blk 60 · 654 m01 TO 03111 sqmS$1,010,000S$9,099 psm×0.996S$9,059 psm
Sept 2025Blk 83 · 654 m10 TO 12125 sqmS$1,178,000S$9,424 psm×0.996S$9,382 psm
Sept 2025Blk 87 · 907 m10 TO 12137 sqmS$1,250,000S$9,124 psm×0.996S$9,084 psm
Aug 2025Blk 36 · 210 m01 TO 03119 sqmS$818,000S$6,874 psm×0.996S$6,844 psm
Aug 2025Blk 36 · 210 m13 TO 15123 sqmS$970,000S$7,886 psm×0.996S$7,851 psm
Aug 2025Blk 184 · 879 m10 TO 12115 sqmS$1,120,000S$9,739 psm×0.996S$9,696 psm
Aug 2025Blk 182 · 879 m10 TO 12115 sqmS$1,080,000S$9,391 psm×0.996S$9,350 psm
Aug 2025Blk 81 · 943 m10 TO 12136 sqmS$1,190,000S$8,750 psm×0.996S$8,711 psm
Jul 2025Blk 104B · 737 m10 TO 12116 sqmS$900,000S$7,759 psm×0.996S$7,724 psm
Jul 2025Blk 75B · 487 m19 TO 21115 sqmS$1,165,000S$10,130 psm×0.996S$10,086 psm
Jul 2025Blk 74A · 487 m22 TO 24115 sqmS$1,146,888S$9,973 psm×0.996S$9,929 psm
Jul 2025Blk 50 · 654 m25 TO 27110 sqmS$1,170,000S$10,636 psm×0.996S$10,589 psm
Jul 2025Blk 133 · 743 m07 TO 09121 sqmS$1,300,000S$10,744 psm×0.996S$10,696 psm
Jun 2025Blk 74A · 487 m10 TO 12115 sqmS$1,128,888S$9,816 psm×1.000S$9,812 psm
Jun 2025Blk 59 · 654 m25 TO 27110 sqmS$1,180,000S$10,727 psm×1.000S$10,722 psm
Jun 2025Blk 87 · 907 m10 TO 12137 sqmS$1,210,000S$8,832 psm×1.000S$8,828 psm
May 2025Blk 112B · 737 m10 TO 12115 sqmS$825,888S$7,182 psm×1.000S$7,178 psm
May 2025Blk 75A · 487 m04 TO 06115 sqmS$1,145,888S$9,964 psm×1.000S$9,959 psm
May 2025Blk 181 · 879 m04 TO 06115 sqmS$940,000S$8,174 psm×1.000S$8,170 psm
May 2025Blk 87 · 907 m13 TO 15132 sqmS$1,180,000S$8,939 psm×1.000S$8,935 psm
Apr 2025Blk 111A · 737 m16 TO 18115 sqmS$905,000S$7,870 psm×1.000S$7,866 psm
Apr 2025Blk 112A · 737 m25 TO 27115 sqmS$957,000S$8,322 psm×1.000S$8,318 psm
Apr 2025Blk 104B · 737 m16 TO 18115 sqmS$835,000S$7,261 psm×1.000S$7,257 psm
Apr 2025Blk 75C · 487 m04 TO 06115 sqmS$1,100,000S$9,565 psm×1.000S$9,561 psm
Apr 2025Blk 73A · 487 m04 TO 06115 sqmS$1,055,000S$9,174 psm×1.000S$9,169 psm
Apr 2025Blk 63A19 TO 21120 sqmS$1,130,000S$9,417 psm×1.000S$9,412 psm
Apr 2025Blk 50 · 654 m04 TO 06110 sqmS$1,150,000S$10,455 psm×1.000S$10,449 psm
Apr 2025Blk 68 · 907 m01 TO 03115 sqmS$905,000S$7,870 psm×1.000S$7,866 psm
Mar 2025Blk 74A · 487 m28 TO 30115 sqmS$1,140,000S$9,913 psm×1.009S$10,002 psm
Mar 2025Blk 70 · 907 m22 TO 24115 sqmS$1,118,000S$9,722 psm×1.009S$9,809 psm
Feb 2025Blk 106A · 737 m01 TO 03115 sqmS$790,000S$6,870 psm×1.009S$6,931 psm
Feb 2025Blk 81 · 943 m10 TO 12126 sqmS$1,160,000S$9,206 psm×1.009S$9,289 psm
Feb 2025Blk 83 · 943 m16 TO 18123 sqmS$1,100,000S$8,943 psm×1.009S$9,023 psm
Jan 2025Blk 106A · 737 m07 TO 09115 sqmS$860,000S$7,478 psm×1.009S$7,545 psm
Jan 2025Blk 51 · 654 m10 TO 12110 sqmS$1,145,000S$10,409 psm×1.009S$10,502 psm
Jan 2025Blk 131 · 743 m07 TO 09125 sqmS$1,148,000S$9,184 psm×1.009S$9,266 psm
Jan 2025Blk 83 · 943 m07 TO 09124 sqmS$1,050,000S$8,468 psm×1.009S$8,544 psm
Dec 2024Blk 109A · 737 m10 TO 12116 sqmS$862,000S$7,431 psm×1.025S$7,615 psm
Dec 2024Blk 111B · 737 m25 TO 27116 sqmS$928,000S$8,000 psm×1.025S$8,198 psm
Dec 2024Blk 80 · 654 m13 TO 15130 sqmS$1,220,000S$9,385 psm×1.025S$9,617 psm
Nov 2024Blk 75A · 487 m04 TO 06115 sqmS$1,080,000S$9,391 psm×1.025S$9,624 psm
Nov 2024Blk 184 · 879 m04 TO 06115 sqmS$1,000,000S$8,696 psm×1.025S$8,911 psm
Nov 2024Blk 55 · 654 m04 TO 06110 sqmS$945,000S$8,591 psm×1.025S$8,804 psm
Nov 2024Blk 56 · 654 m19 TO 21110 sqmS$1,000,000S$9,091 psm×1.025S$9,316 psm

How accurate is this estimate for Lengkok Bahru?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Lengkok Bahru since.

Median error
3.4%

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.

4.29% gross yield

S$48,600 of rent a year against the estimate above · 1.79 points below flats like it

Homes like this rent for about S$4,050 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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
Aug 2026525 ROOMS$3,900
Aug 2026515 ROOMS$3,900
Jul 2026515 ROOMS$4,200
Jul 2026535 ROOMS$3,950
Jun 202663A5 ROOMS$5,000
May 2026455 ROOMS$4,500
May 2026485 ROOMS$4,050
May 2026515 ROOMS$3,900

median of 15 HDB rental approvals for 5 ROOM on Lengkok Bahru since 2025-10.

Buying or selling at S$1,131,882?

Buying: Stamp duty on S$1,131,882 · Cash and CPF needed on S$1,131,882 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,131,882.

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

Primary schools near 63a Lengkok Bahru

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
Mar 2026
Blk 63A · 5 ROOM · 07 TO 09 · Improved · 75 years left
120 sqmS$1,080,000S$9,000 psm
Nov 2025
Blk 63A · 4 ROOM · 10 TO 12 · Model A · 75 years left
100 sqmS$875,000S$8,750 psm
Apr 2025
Blk 63A · 5 ROOM · 19 TO 21 · Improved · 76 years left
120 sqmS$1,130,000S$9,417 psm
Apr 2025
Blk 63A · 4 ROOM · 01 TO 03 · Model A · 76 years left
100 sqmS$765,000S$7,650 psm
Aug 2024
Blk 63A · 5 ROOM · 22 TO 24 · Improved · 76 years left
121 sqmS$1,130,000S$9,339 psm
Jul 2024
Blk 63A · 5 ROOM · 07 TO 09 · Improved · 76 years left
115 sqmS$1,038,000S$9,026 psm
Apr 2024
Blk 63A · 5 ROOM · 16 TO 18 · Improved · 77 years left
121 sqmS$1,000,000S$8,264 psm
Aug 2023
Blk 63A · 4 ROOM · 04 TO 06 · Model A · 77 years left
101 sqmS$825,000S$8,168 psm
Apr 2023
Blk 63A · 5 ROOM · 10 TO 12 · Improved · 78 years left
121 sqmS$922,000S$7,620 psm
Sept 2022
Blk 63A · 5 ROOM · 22 TO 24 · Improved · 78 years left
121 sqmS$1,000,000S$8,264 psm
Aug 2022
Blk 63A · 5 ROOM · 28 TO 30 · Improved · 78 years left
121 sqmS$998,888S$8,255 psm
See more

Showing 11 of 57.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$1,085,824S$1,198,837S$1,298,364S$1,321,071
10 years63 yearsS$1,051,922S$1,282,287S$1,504,033S$1,557,101
20 years53 yearsS$968,809S$1,439,599S$1,980,551S$2,122,779

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.