Blk 96B 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 96b 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 · 400 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Gan Eng Seng Primary School · 580 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 584 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,365 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,557 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,651 m · balloted in 2025 Phase 2C (PRs within 1 km)
- River Valley Primary School · 1,721 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,781 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 96B · 4 ROOM · 34 TO 36 · Model A · 92 years left | 93 sqm | S$1,245,000 | S$13,387 psm |
| Feb 2026 | Blk 96B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Feb 2026 | Blk 96B · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$765,000 | S$11,250 psm |
| Jul 2025 | Blk 96B · 3 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 68 sqm | S$640,000 | S$9,412 psm |
| Jun 2025 | Blk 96B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 83 sqm | S$980,000 | S$11,807 psm |
| May 2025 | Blk 96B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 83 sqm | S$880,000 | S$10,602 psm |
| Apr 2025 | Blk 96B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 83 sqm | S$1,000,000 | S$12,048 psm |
| Mar 2025 | Blk 96B · 4 ROOM · 25 TO 27 · Model A · 93 years left | 83 sqm | S$1,028,888 | S$12,396 psm |
| Feb 2025 | Blk 96B · 4 ROOM · 37 TO 39 · Model A · 93 years left | 83 sqm | S$1,050,000 | S$12,651 psm |
| Feb 2025 | Blk 96B · 3 ROOM · 37 TO 39 · Model A · 93 years left | 68 sqm | S$838,000 | S$12,324 psm |
| Dec 2024 | Blk 96B · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$795,000 | S$11,691 psm |
| Nov 2024 | Blk 96B · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 68 sqm | S$640,888 | S$9,425 psm |
| Oct 2024 | Blk 96B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$690,000 | S$10,147 psm |
| Sept 2024 | Blk 96B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 83 sqm | S$980,000 | S$11,807 psm |
| Sept 2024 | Blk 96B · 3 ROOM · 28 TO 30 · Model A · 94 years left | 68 sqm | S$750,000 | S$11,029 psm |
| Aug 2024 | Blk 96B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$650,000 | S$9,559 psm |
| Jun 2024 | Blk 96B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 83 sqm | S$813,000 | S$9,795 psm |
| Nov 2023 | Blk 96B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Oct 2023 | Blk 96B · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Oct 2023 | Blk 96B · 4 ROOM · 34 TO 36 · Model A · 95 years left | 83 sqm | S$988,000 | S$11,904 psm |
| Sept 2023 | Blk 96B · 3 ROOM · 25 TO 27 · Model A · 95 years left | 68 sqm | S$750,000 | S$11,029 psm |
| May 2023 | Blk 96B · 3 ROOM · 22 TO 24 · Model A · 95 years left | 68 sqm | S$748,888 | S$11,013 psm |
| Nov 2022 | Blk 96B · 3 ROOM · 10 TO 12 · Model A · 96 years left | 68 sqm | S$680,000 | S$10,000 psm |
| Oct 2022 | Blk 96B · 4 ROOM · 25 TO 27 · Model A · 96 years left | 93 sqm | S$1,038,888 | S$11,171 psm |
| Oct 2022 | Blk 96B · 3 ROOM · 10 TO 12 · Model A · 96 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Feb 2022 | Blk 96B · 3 ROOM · 19 TO 21 · Model A · 96 years left | 68 sqm | S$685,000 | S$10,074 psm |
| Jan 2022 | Blk 96B · 4 ROOM · 37 TO 39 · Model A · 96 years left | 93 sqm | S$960,000 | S$10,323 psm |
| Dec 2021 | Blk 96B · 4 ROOM · 31 TO 33 · Model A · 96 years left excluded: outlier | 93 sqm | S$1,030,000 | S$11,075 psm |
| Oct 2021 | Blk 96B · 4 ROOM · 22 TO 24 · Model A · 97 years left excluded: outlier | 93 sqm | S$860,000 | S$9,247 psm |
Showing 29 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 96B · 4 ROOM | S$4,100 | — |
| May 2026 | Blk 96B · 4 ROOM | S$4,700 | — |
| Oct 2025 | Blk 96B · 3 ROOM | S$3,600 | — |
| Sept 2025 | Blk 96B · 4 ROOM | S$4,300 | — |
| Jul 2025 | Blk 96B · 4 ROOM | S$4,850 | — |
| Jun 2025 | Blk 96B · 3 ROOM | S$3,400 | — |
| Feb 2025 | Blk 96B · 3 ROOM | S$3,600 | — |
| Nov 2024 | Blk 96B · 3 ROOM | S$3,700 | — |
| Sept 2024 | Blk 96B · 4 ROOM | S$4,500 | — |
| Jul 2024 | Blk 96B · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 96B · 4 ROOM | S$4,750 | — |
| Oct 2023 | Blk 96B · 4 ROOM | S$4,250 | — |
| Sept 2023 | Blk 96B · 4 ROOM | S$4,500 | — |
| Aug 2023 | Blk 96B · 4 ROOM | S$5,200 | — |
| Aug 2023 | Blk 96B · 4 ROOM | S$4,350 | — |
| Jul 2023 | Blk 96B · 3 ROOM | S$3,400 | — |
| Oct 2021 | Blk 96B · 4 ROOM | S$3,200 | — |
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.