Blk 95B Henderson Rd
Project page · 99-year lease from 2019
Based on 8 sales in this street, last 12 months. Search widened 1 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 95B | 13 TO 15 | 68 sqm | S$790,000 | S$11,618 psm | ×1.000 | S$11,618 psm |
| May 2026 | Blk 95B | 31 TO 33 | 68 sqm | S$830,000 | S$12,206 psm | ×1.000 | S$12,206 psm |
| Apr 2026 | Blk 95C | 04 TO 06 | 68 sqm | S$740,000 | S$10,882 psm | ×1.000 | S$10,882 psm |
| Feb 2026 | Blk 96B | 07 TO 09 | 68 sqm | S$765,000 | S$11,250 psm | ×0.997 | S$11,217 psm |
| Feb 2026 | Blk 96B | 07 TO 09 | 68 sqm | S$775,000 | S$11,397 psm | ×0.997 | S$11,363 psm |
| Feb 2026 | Blk 95C | 19 TO 21 | 68 sqm | S$791,000 | S$11,632 psm | ×0.997 | S$11,598 psm |
| Jan 2026 | Blk 95A | 01 TO 03 | 68 sqm | S$698,000 | S$10,265 psm | ×0.997 | S$10,234 psm |
| Dec 2025 | Blk 95A | 13 TO 15 | 68 sqm | S$735,000 | S$10,809 psm | ×0.996 | S$10,766 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.
5.63% gross yield
S$43,200 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 95C | 3 ROOM | S$3,600 |
| Jul 2026 | 95A | 3 ROOM | S$2,800 |
| Apr 2026 | 95A | 3 ROOM | S$3,450 |
| Apr 2026 | 95B | 3 ROOM | S$3,200 |
| Mar 2026 | 95B | 3 ROOM | S$4,000 |
| Mar 2026 | 95C | 3 ROOM | S$3,900 |
| Nov 2025 | 95B | 3 ROOM | S$4,000 |
| Nov 2025 | 95C | 3 ROOM | S$3,600 |
median of 9 HDB rental approvals for 3 ROOM on Henderson Rd since 2025-10.
Buying or selling at S$767,728?
Buying: Stamp duty on S$767,728 · Cash and CPF needed on S$767,728 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$767,728.
Each opens with this figure filled in; change anything there.
Primary schools near 95b 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 · 488 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 489 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 587 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,242 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,437 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,729 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,738 m · balloted in 2025 Phase 2C (PRs within 1 km)
- River Valley Primary School · 1,738 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 95B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 83 sqm | S$935,000 | S$11,265 psm |
| Sept 2026 | Blk 95B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 83 sqm | S$943,000 | S$11,361 psm |
| Jul 2026 | Blk 95B · 4 ROOM · 37 TO 39 · Model A · 92 years left | 83 sqm | S$988,000 | S$11,904 psm |
| Jun 2026 | Blk 95B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$790,000 | S$11,618 psm |
| May 2026 | Blk 95B · 4 ROOM · 31 TO 33 · Model A · 92 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| May 2026 | Blk 95B · 3 ROOM · 31 TO 33 · Model A · 92 years left | 68 sqm | S$830,000 | S$12,206 psm |
| Feb 2026 | Blk 95B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 83 sqm | S$950,000 | S$11,446 psm |
| Oct 2025 | Blk 95B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$518,888 | S$11,040 psm |
| Aug 2025 | Blk 95B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 83 sqm | S$915,000 | S$11,024 psm |
| Aug 2025 | Blk 95B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| May 2025 | Blk 95B · 4 ROOM · 40 TO 42 · Model A · 93 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| May 2025 | Blk 95B · 3 ROOM · 37 TO 39 · Model A · 93 years left | 68 sqm | S$828,000 | S$12,176 psm |
| Apr 2025 | Blk 95B · 3 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 68 sqm | S$628,000 | S$9,235 psm |
| Mar 2025 | Blk 95B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Mar 2025 | Blk 95B · 3 ROOM · 37 TO 39 · Model A · 93 years left | 68 sqm | S$812,000 | S$11,941 psm |
| Mar 2025 | Blk 95B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$755,000 | S$11,103 psm |
| Feb 2025 | Blk 95B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Dec 2024 | Blk 95B · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$780,000 | S$11,471 psm |
| Dec 2024 | Blk 95B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$503,000 | S$10,702 psm |
| Nov 2024 | Blk 95B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$670,000 | S$9,853 psm |
| Oct 2024 | Blk 95B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$503,000 | S$10,702 psm |
| Jul 2024 | Blk 95B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jul 2024 | Blk 95B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$708,000 | S$10,412 psm |
| Jul 2024 | Blk 95B · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$695,000 | S$10,221 psm |
| Apr 2024 | Blk 95B · 3 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 68 sqm | S$678,000 | S$9,971 psm |
| Feb 2024 | Blk 95B · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jan 2024 | Blk 95B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 83 sqm | S$900,000 | S$10,843 psm |
| Jan 2024 | Blk 95B · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$763,888 | S$11,234 psm |
| Jan 2024 | Blk 95B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$757,500 | S$11,140 psm |
| Dec 2023 | Blk 95B · 4 ROOM · 28 TO 30 · Model A · 95 years left | 83 sqm | S$940,000 | S$11,325 psm |
| Sept 2023 | Blk 95B · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jul 2023 | Blk 95B · 4 ROOM · 28 TO 30 · Model A · 95 years left excluded: outlier | 93 sqm | S$980,000 | S$10,538 psm |
| Jul 2023 | Blk 95B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$736,000 | S$10,824 psm |
| Jun 2023 | Blk 95B · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Jun 2023 | Blk 95B · 3 ROOM · 28 TO 30 · Model A · 95 years left | 68 sqm | S$742,000 | S$10,912 psm |
| Mar 2023 | Blk 95B · 3 ROOM · 31 TO 33 · Model A · 95 years left | 68 sqm | S$748,000 | S$11,000 psm |
| Mar 2023 | Blk 95B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$658,000 | S$9,676 psm |
| Nov 2022 | Blk 95B · 3 ROOM · 22 TO 24 · Model A · 96 years left | 68 sqm | S$728,000 | S$10,706 psm |
| Sept 2022 | Blk 95B · 3 ROOM · 28 TO 30 · Model A · 96 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Aug 2022 | Blk 95B · 3 ROOM · 28 TO 30 · Model A · 96 years left | 68 sqm | S$750,000 | S$11,029 psm |
| May 2022 | Blk 95B · 4 ROOM · 34 TO 36 · Model A · 96 years left | 83 sqm | S$855,000 | S$10,301 psm |
| Apr 2022 | Blk 95B · 4 ROOM · 31 TO 33 · Model A · 96 years left | 83 sqm | S$860,000 | S$10,361 psm |
| Mar 2022 | Blk 95B · 3 ROOM · 07 TO 09 · Model A · 96 years left | 68 sqm | S$645,000 | S$9,485 psm |
| Nov 2021 | Blk 95B · 3 ROOM · 04 TO 06 · Model A · 97 years left excluded: outlier | 68 sqm | S$638,000 | S$9,382 psm |
Showing 44 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 95B · 4 ROOM | S$4,200 | — |
| Apr 2026 | Blk 95B · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 95B · 3 ROOM | S$4,000 | — |
| Feb 2026 | Blk 95B · 4 ROOM | S$4,300 | — |
| Nov 2025 | Blk 95B · 3 ROOM | S$4,000 | — |
| Oct 2025 | Blk 95B · 4 ROOM | S$4,100 | — |
| Aug 2025 | Blk 95B · 3 ROOM | S$3,800 | — |
| Jun 2025 | Blk 95B · 4 ROOM | S$3,800 | — |
| May 2025 | Blk 95B · 3 ROOM | S$3,800 | — |
| Apr 2025 | Blk 95B · 4 ROOM | S$4,300 | — |
| Apr 2025 | Blk 95B · 3 ROOM | S$3,550 | — |
| Apr 2025 | Blk 95B · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 95B · 4 ROOM | S$4,500 | — |
| Dec 2024 | Blk 95B · 4 ROOM | S$4,200 | — |
| Oct 2024 | Blk 95B · 4 ROOM | S$4,200 | — |
| Aug 2024 | Blk 95B · 3 ROOM | S$3,800 | — |
| Jul 2024 | Blk 95B · 4 ROOM | S$2,000 | — |
| Feb 2024 | Blk 95B · 4 ROOM | S$5,000 | — |
| Jan 2024 | Blk 95B · 4 ROOM | S$4,200 | — |
| Dec 2023 | Blk 95B · 3 ROOM | S$3,800 | — |
| Sept 2023 | Blk 95B · 3 ROOM | S$3,800 | — |
| Aug 2023 | Blk 95B · 3 ROOM | S$3,800 | — |
| Jun 2023 | Blk 95B · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 95B · 4 ROOM | S$3,800 | — |
| Jan 2021 | Blk 95B · 3 ROOM | S$2,300 | — |
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$729,880 | S$805,846 | S$872,747 | S$888,011 |
| 10 years | 81 years | S$685,299 | S$835,376 | S$979,838 | S$1,014,411 |
| 20 years | 71 years | S$604,495 | S$898,247 | S$1,235,778 | S$1,324,522 |
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.