Blk 96A Henderson Rd
Project page · 99-year lease from 2019
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 96A | 07 TO 09 | 113 sqm | S$1,428,000 | S$12,637 psm | ×0.997 | S$12,600 psm |
| Jan 2026 | Blk 96A | 34 TO 36 | 113 sqm | S$1,530,000 | S$13,540 psm | ×0.997 | S$13,500 psm |
| Dec 2025 | Blk 96A | 13 TO 15 | 113 sqm | S$1,435,000 | S$12,699 psm | ×0.996 | S$12,649 psm |
| Nov 2025 | Blk 96A | 22 TO 24 | 113 sqm | S$1,465,888 | S$12,972 psm | ×0.996 | S$12,921 psm |
| Nov 2025 | Blk 96A | 10 TO 12 | 113 sqm | S$1,410,000 | S$12,478 psm | ×0.996 | S$12,429 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.
4.24% gross yield
S$60,600 of rent a year against the estimate above · 1.53 points below flats like it
Homes like this rent for about S$5,050 a month, the middle of 8 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 95C | 5 ROOM | S$5,600 |
| Jul 2026 | 96A | 5 ROOM | S$4,700 |
| Jun 2026 | 96A | 5 ROOM | S$5,300 |
| Jun 2026 | 95C | 5 ROOM | S$5,000 |
| May 2026 | 95C | 5 ROOM | S$4,300 |
| Apr 2026 | 95C | 5 ROOM | S$5,100 |
| Mar 2026 | 96A | 5 ROOM | S$5,100 |
| Oct 2025 | 96A | 5 ROOM | S$5,000 |
median of 8 HDB rental approvals for 5 ROOM on Henderson Rd since 2025-10.
Buying or selling at S$1,429,363?
Buying: Stamp duty on S$1,429,363 · Cash and CPF needed on S$1,429,363 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,429,363.
Each opens with this figure filled in; change anything there.
Primary schools near 96a 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
- Alexandra Primary School · 368 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 525 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 649 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,347 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,517 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,655 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,719 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Blangah Rise Primary School · 1,833 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 96A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| May 2026 | Blk 96A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 83 sqm | S$970,000 | S$11,687 psm |
| Apr 2026 | Blk 96A · 5 ROOM · 46 TO 48 · Improved · 92 years left excluded: outlier | 113 sqm | S$1,728,000 | S$15,292 psm |
| Mar 2026 | Blk 96A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 83 sqm | S$938,000 | S$11,301 psm |
| Jan 2026 | Blk 96A · 5 ROOM · 34 TO 36 · Improved · 92 years left | 113 sqm | S$1,530,000 | S$13,540 psm |
| Jan 2026 | Blk 96A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$1,428,000 | S$12,637 psm |
| Dec 2025 | Blk 96A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$1,435,000 | S$12,699 psm |
| Nov 2025 | Blk 96A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$1,410,000 | S$12,478 psm |
| Nov 2025 | Blk 96A · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$1,465,888 | S$12,972 psm |
| Sept 2025 | Blk 96A · 5 ROOM · 25 TO 27 · Improved · 93 years left | 113 sqm | S$1,400,000 | S$12,389 psm |
| May 2025 | Blk 96A · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Apr 2025 | Blk 96A · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$1,450,000 | S$12,832 psm |
| Apr 2025 | Blk 96A · 3 ROOM · 22 TO 24 · Model A · 93 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Mar 2025 | Blk 96A · 4 ROOM · 43 TO 45 · Model A · 93 years left | 93 sqm | S$1,155,000 | S$12,419 psm |
| Jan 2025 | Blk 96A · 4 ROOM · 40 TO 42 · Model A · 93 years left | 83 sqm | S$1,050,000 | S$12,651 psm |
| Jan 2025 | Blk 96A · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$780,000 | S$11,471 psm |
| Dec 2024 | Blk 96A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$1,310,000 | S$11,593 psm |
| Nov 2024 | Blk 96A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Nov 2024 | Blk 96A · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$796,000 | S$11,706 psm |
| Oct 2024 | Blk 96A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$1,360,000 | S$12,035 psm |
| Sept 2024 | Blk 96A · 5 ROOM · 31 TO 33 · Improved · 94 years left | 113 sqm | S$1,440,000 | S$12,743 psm |
| Sept 2024 | Blk 96A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$1,340,000 | S$11,858 psm |
| Sept 2024 | Blk 96A · 4 ROOM · 34 TO 36 · Model A · 94 years left | 83 sqm | S$980,000 | S$11,807 psm |
| Aug 2024 | Blk 96A · 5 ROOM · 25 TO 27 · Improved · 94 years left | 113 sqm | S$1,465,000 | S$12,965 psm |
| Aug 2024 | Blk 96A · 4 ROOM · 31 TO 33 · Model A · 94 years left | 83 sqm | S$1,000,000 | S$12,048 psm |
| Jun 2024 | Blk 96A · 5 ROOM · 46 TO 48 · Improved · 94 years left | 113 sqm | S$1,588,000 | S$14,053 psm |
| Jun 2024 | Blk 96A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$728,000 | S$10,706 psm |
| May 2024 | Blk 96A · 4 ROOM · 46 TO 48 · Model A · 94 years left excluded: outlier | 93 sqm | S$900,000 | S$9,677 psm |
| Apr 2024 | Blk 96A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Mar 2024 | Blk 96A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$718,000 | S$10,559 psm |
| Jan 2024 | Blk 96A · 4 ROOM · 37 TO 39 · Model A · 94 years left | 83 sqm | S$980,000 | S$11,807 psm |
| Dec 2023 | Blk 96A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$1,288,000 | S$11,398 psm |
| Nov 2023 | Blk 96A · 5 ROOM · 43 TO 45 · Improved · 95 years left | 113 sqm | S$1,450,000 | S$12,832 psm |
| Nov 2023 | Blk 96A · 5 ROOM · 04 TO 06 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,305,000 | S$11,549 psm |
| Nov 2023 | Blk 96A · 5 ROOM · 04 TO 06 · Improved · 95 years left excluded: outlier | 113 sqm | S$1,180,000 | S$10,442 psm |
| Oct 2023 | Blk 96A · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$1,450,000 | S$12,832 psm |
| Sept 2023 | Blk 96A · 4 ROOM · 07 TO 09 · Model A · 95 years left excluded: outlier | 93 sqm | S$958,000 | S$10,301 psm |
| Aug 2023 | Blk 96A · 5 ROOM · 43 TO 45 · Improved · 95 years left | 113 sqm | S$1,375,000 | S$12,168 psm |
| Sept 2022 | Blk 96A · 5 ROOM · 37 TO 39 · Improved · 96 years left | 113 sqm | S$1,320,000 | S$11,681 psm |
| May 2022 | Blk 96A · 5 ROOM · 40 TO 42 · Improved · 96 years left | 113 sqm | S$1,400,000 | S$12,389 psm |
| May 2022 | Blk 96A · 5 ROOM · 46 TO 48 · Improved · 96 years left | 113 sqm | S$1,380,000 | S$12,212 psm |
| Dec 2021 | Blk 96A · 4 ROOM · 40 TO 42 · Model A · 97 years left | 93 sqm | S$950,000 | S$10,215 psm |
| Dec 2021 | Blk 96A · 3 ROOM · 01 TO 03 · Model A · 97 years left excluded: outlier | 68 sqm | S$590,000 | S$8,676 psm |
| Nov 2021 | Blk 96A · 5 ROOM · 40 TO 42 · Improved · 97 years left | 113 sqm | S$1,256,000 | S$11,115 psm |
Showing 44 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 96A · 5 ROOM | S$4,700 | — |
| Jun 2026 | Blk 96A · 5 ROOM | S$5,300 | — |
| Mar 2026 | Blk 96A · 5 ROOM | S$5,100 | — |
| Oct 2025 | Blk 96A · 5 ROOM | S$5,000 | — |
| Sept 2025 | Blk 96A · 3 ROOM | S$3,900 | — |
| Apr 2025 | Blk 96A · 4 ROOM | S$4,800 | — |
| Apr 2025 | Blk 96A · 4 ROOM | S$4,500 | — |
| Mar 2025 | Blk 96A · 4 ROOM | S$3,900 | — |
| Mar 2025 | Blk 96A · 3 ROOM | S$3,350 | — |
| Oct 2024 | Blk 96A · 5 ROOM | S$4,800 | — |
| Sept 2024 | Blk 96A · 5 ROOM | S$4,600 | — |
| Aug 2024 | Blk 96A · 5 ROOM | S$5,300 | — |
| Sept 2023 | Blk 96A · 4 ROOM | S$4,500 | — |
| Aug 2023 | Blk 96A · 5 ROOM | S$5,500 | — |
| Aug 2023 | Blk 96A · 3 ROOM | S$3,300 | — |
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$1,358,897 | S$1,500,332 | S$1,624,888 | S$1,653,306 |
| 10 years | 81 years | S$1,275,897 | S$1,555,311 | S$1,824,272 | S$1,888,639 |
| 20 years | 71 years | S$1,125,453 | S$1,672,364 | S$2,300,782 | S$2,466,007 |
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.