Blk 95A Henderson Rd
Project page · 99-year lease from 2019
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 95A | 25 TO 27 | 83 sqm | S$980,000 | S$11,807 psm | ×1.000 | S$11,807 psm |
| Jul 2026 | Blk 95A | 04 TO 06 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| May 2026 | Blk 95A | 25 TO 27 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Nov 2025 | Blk 95A | 16 TO 18 | 83 sqm | S$980,000 | S$11,807 psm | ×0.996 | S$11,761 psm |
How accurate is this estimate for Henderson Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 33 sales in Henderson Rd since.
- Median error
- 4.6%
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.
5.03% gross yield
S$49,200 of rent a year against the estimate above · 0.3 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Sept 2026 | 95B | 4 ROOM | S$4,200 |
| Jun 2026 | 95A | 4 ROOM | S$4,300 |
| Jun 2026 | 96B | 4 ROOM | S$4,100 |
| May 2026 | 96B | 4 ROOM | S$4,700 |
| Mar 2026 | 95A | 4 ROOM | S$4,200 |
| Mar 2026 | 95C | 4 ROOM | S$4,100 |
| Mar 2026 | 95A | 4 ROOM | S$4,000 |
| Feb 2026 | 95B | 4 ROOM | S$4,300 |
median of 13 HDB rental approvals for 4 ROOM on Henderson Rd since 2025-10.
Buying or selling at S$978,075?
Buying: Stamp duty on S$978,075 · Cash and CPF needed on S$978,075 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$978,075.
Each opens with this figure filled in; change anything there.
Primary schools near 95a Henderson 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
- Zhangde Primary School · 475 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 542 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Gan Eng Seng Primary School · 571 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,192 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,397 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,686 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,755 m · balloted in 2025 Phase 2C (PRs within 1 km)
- River Valley Primary School · 1,773 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 95A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 83 sqm | S$980,000 | S$11,807 psm |
| Jul 2026 | Blk 95A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| May 2026 | Blk 95A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jan 2026 | Blk 95A · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$698,000 | S$10,265 psm |
| Dec 2025 | Blk 95A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$735,000 | S$10,809 psm |
| Nov 2025 | Blk 95A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 83 sqm | S$980,000 | S$11,807 psm |
| Sept 2025 | Blk 95A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 83 sqm | S$992,888 | S$11,963 psm |
| Sept 2025 | Blk 95A · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$826,000 | S$12,147 psm |
| Aug 2025 | Blk 95A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,038,000 | S$11,161 psm |
| Aug 2025 | Blk 95A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 83 sqm | S$1,058,888 | S$12,758 psm |
| Mar 2025 | Blk 95A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,073,000 | S$11,538 psm |
| Mar 2025 | Blk 95A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 83 sqm | S$970,000 | S$11,687 psm |
| Feb 2025 | Blk 95A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Dec 2024 | Blk 95A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 83 sqm | S$973,000 | S$11,723 psm |
| Sept 2024 | Blk 95A · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Sept 2024 | Blk 95A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 83 sqm | S$938,000 | S$11,301 psm |
| Sept 2024 | Blk 95A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$755,000 | S$11,103 psm |
| Jul 2024 | Blk 95A · 3 ROOM · 31 TO 33 · Model A · 94 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Jul 2024 | Blk 95A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Jun 2024 | Blk 95A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$740,000 | S$10,882 psm |
| May 2024 | Blk 95A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 83 sqm | S$990,000 | S$11,928 psm |
| May 2024 | Blk 95A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 83 sqm | S$968,000 | S$11,663 psm |
| May 2024 | Blk 95A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$770,000 | S$11,324 psm |
| Feb 2024 | Blk 95A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$680,000 | S$10,000 psm |
| Jan 2024 | Blk 95A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jan 2024 | Blk 95A · 4 ROOM · 19 TO 21 · Model A · 94 years left | 83 sqm | S$950,000 | S$11,446 psm |
| Jan 2024 | Blk 95A · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 83 sqm | S$830,000 | S$10,000 psm |
| Dec 2023 | Blk 95A · 2 ROOM · 25 TO 27 · 2-room · 95 years left | 47 sqm | S$540,000 | S$11,489 psm |
| Nov 2023 | Blk 95A · 4 ROOM · 34 TO 36 · Model A · 95 years left | 83 sqm | S$955,000 | S$11,506 psm |
| Oct 2023 | Blk 95A · 4 ROOM · 31 TO 33 · Model A · 95 years left | 83 sqm | S$938,000 | S$11,301 psm |
| Aug 2023 | Blk 95A · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Aug 2023 | Blk 95A · 3 ROOM · 34 TO 36 · Model A · 95 years left | 68 sqm | S$763,888 | S$11,234 psm |
| Aug 2023 | Blk 95A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$470,000 | S$10,000 psm |
| Jul 2023 | Blk 95A · 4 ROOM · 07 TO 09 · Model A · 95 years left excluded: outlier | 93 sqm | S$920,000 | S$9,892 psm |
| Jun 2023 | Blk 95A · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Apr 2023 | Blk 95A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 83 sqm | S$950,000 | S$11,446 psm |
| Apr 2023 | Blk 95A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jan 2023 | Blk 95A · 3 ROOM · 25 TO 27 · Model A · 96 years left | 68 sqm | S$740,000 | S$10,882 psm |
| Nov 2022 | Blk 95A · 3 ROOM · 19 TO 21 · Model A · 96 years left | 68 sqm | S$720,000 | S$10,588 psm |
| Nov 2022 | Blk 95A · 3 ROOM · 16 TO 18 · Model A · 96 years left | 68 sqm | S$690,000 | S$10,147 psm |
| Oct 2021 | Blk 95A · 4 ROOM · 37 TO 39 · Model A · 97 years left | 93 sqm | S$943,000 | S$10,140 psm |
| Oct 2021 | Blk 95A · 4 ROOM · 31 TO 33 · Model A · 97 years left | 93 sqm | S$940,000 | S$10,108 psm |
Showing 42 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 95A · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 95A · 4 ROOM | S$4,300 | — |
| Apr 2026 | Blk 95A · 3 ROOM | S$3,450 | — |
| Mar 2026 | Blk 95A · 4 ROOM | S$4,200 | — |
| Mar 2026 | Blk 95A · 4 ROOM | S$4,000 | — |
| Feb 2026 | Blk 95A · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 95A · 4 ROOM | S$4,200 | — |
| Oct 2025 | Blk 95A · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 95A · 4 ROOM | S$4,500 | — |
| Jul 2025 | Blk 95A · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 95A · 4 ROOM | S$4,200 | — |
| Jan 2025 | Blk 95A · 4 ROOM | S$4,200 | — |
| Nov 2024 | Blk 95A · 4 ROOM | S$4,200 | — |
| Nov 2024 | Blk 95A · 3 ROOM | S$1,500 | — |
| Oct 2024 | Blk 95A · 4 ROOM | S$4,100 | — |
| Oct 2024 | Blk 95A · 3 ROOM | S$3,600 | — |
| Aug 2024 | Blk 95A · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 95A · 3 ROOM | S$3,400 | — |
| Jun 2024 | Blk 95A · 3 ROOM | S$1,500 | — |
| May 2024 | Blk 95A · 3 ROOM | S$3,450 | — |
| Apr 2024 | Blk 95A · 4 ROOM | S$4,000 | — |
| Mar 2024 | Blk 95A · 3 ROOM | S$3,400 | — |
| Nov 2023 | Blk 95A · 4 ROOM | S$4,300 | — |
| Nov 2023 | Blk 95A · 4 ROOM | S$4,200 | — |
| Nov 2023 | Blk 95A · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 95A · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 95A · 4 ROOM | S$4,500 | — |
| Jul 2023 | Blk 95A · 4 ROOM | S$4,200 | — |
| Apr 2023 | Blk 95A · 4 ROOM | S$3,900 | — |
| Mar 2023 | Blk 95A · 4 ROOM | S$5,100 | — |
| Jan 2023 | Blk 95A · 3 ROOM | S$3,500 | — |
| Aug 2022 | Blk 95A · 4 ROOM | S$3,300 | — |
| Feb 2022 | Blk 95A · 3 ROOM | S$2,900 | — |
| Dec 2021 | Blk 95A · 3 ROOM | S$2,650 | — |
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 91 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 | 86 years | S$929,857 | S$1,026,637 | S$1,111,868 | S$1,131,313 |
| 10 years | 81 years | S$873,062 | S$1,064,258 | S$1,248,301 | S$1,292,345 |
| 20 years | 71 years | S$770,118 | S$1,144,355 | S$1,574,365 | S$1,687,423 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.