Blk 95C Henderson Rd
Project page · 99-year lease from 2019
Based on 7 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 95C | 40 TO 42 | 93 sqm | S$1,144,000 | S$12,301 psm | ×1.000 | S$12,301 psm |
| Jul 2026 | Blk 95C | 10 TO 12 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Jul 2026 | Blk 95C | 13 TO 15 | 93 sqm | S$1,080,000 | S$11,613 psm | ×1.000 | S$11,613 psm |
| Jul 2026 | Blk 95C | 34 TO 36 | 93 sqm | S$1,208,000 | S$12,989 psm | ×1.000 | S$12,989 psm |
| Jun 2026 | Blk 95C | 19 TO 21 | 93 sqm | S$1,068,888 | S$11,493 psm | ×1.000 | S$11,493 psm |
| Mar 2026 | Blk 95C | 46 TO 48 | 93 sqm | S$1,160,000 | S$12,473 psm | ×0.997 | S$12,436 psm |
| Feb 2026 | Blk 95C | 19 TO 21 | 93 sqm | S$1,000,000 | S$10,753 psm | ×0.997 | S$10,721 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.
4.56% gross yield
S$49,200 of rent a year against the estimate above · 0.77 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$1,080,000?
Buying: Stamp duty on S$1,080,000 · Cash and CPF needed on S$1,080,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,080,000.
Each opens with this figure filled in; change anything there.
Primary schools near 95c 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 · 423 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 473 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 647 m · no 2025 Phase 2C ballot
1 to 2 km
- Radin Mas Primary School · 1,282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,454 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,668 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,761 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Blangah Rise Primary School · 1,802 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 95C · 4 ROOM · 40 TO 42 · Model A · 92 years left | 93 sqm | S$1,144,000 | S$12,301 psm |
| Jul 2026 | Blk 95C · 4 ROOM · 34 TO 36 · Model A · 92 years left | 93 sqm | S$1,208,000 | S$12,989 psm |
| Jul 2026 | Blk 95C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Jul 2026 | Blk 95C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Jun 2026 | Blk 95C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,068,888 | S$11,493 psm |
| Apr 2026 | Blk 95C · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$740,000 | S$10,882 psm |
| Mar 2026 | Blk 95C · 4 ROOM · 46 TO 48 · Model A · 92 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Feb 2026 | Blk 95C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Feb 2026 | Blk 95C · 3 ROOM · 19 TO 21 · Model A · 92 years left | 68 sqm | S$791,000 | S$11,632 psm |
| Aug 2025 | Blk 95C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,135,000 | S$12,204 psm |
| May 2025 | Blk 95C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$1,001,888 | S$10,773 psm |
| Mar 2025 | Blk 95C · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,120,000 | S$12,043 psm |
| Mar 2025 | Blk 95C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,085,000 | S$11,667 psm |
| Feb 2025 | Blk 95C · 3 ROOM · 22 TO 24 · Model A · 93 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Jan 2025 | Blk 95C · 3 ROOM · 25 TO 27 · Model A · 93 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Oct 2024 | Blk 95C · 3 ROOM · 25 TO 27 · Model A · 94 years left | 68 sqm | S$760,000 | S$11,176 psm |
| Sept 2024 | Blk 95C · 3 ROOM · 22 TO 24 · Model A · 94 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Jul 2024 | Blk 95C · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$1,400,000 | S$12,389 psm |
| Jul 2024 | Blk 95C · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$1,036,888 | S$11,149 psm |
| Jun 2024 | Blk 95C · 5 ROOM · 40 TO 42 · Improved · 94 years left | 113 sqm | S$1,500,000 | S$13,274 psm |
| Jun 2024 | Blk 95C · 4 ROOM · 43 TO 45 · Model A · 94 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| Jun 2024 | Blk 95C · 4 ROOM · 31 TO 33 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| May 2024 | Blk 95C · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$720,000 | S$10,588 psm |
| Jan 2024 | Blk 95C · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$1,328,888 | S$11,760 psm |
| Jan 2024 | Blk 95C · 4 ROOM · 40 TO 42 · Model A · 94 years left | 93 sqm | S$1,155,000 | S$12,419 psm |
| Jan 2024 | Blk 95C · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$1,028,888 | S$11,063 psm |
| Jan 2024 | Blk 95C · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$730,000 | S$10,735 psm |
| Jan 2024 | Blk 95C · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Dec 2023 | Blk 95C · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$1,068,000 | S$11,484 psm |
| Nov 2023 | Blk 95C · 5 ROOM · 31 TO 33 · Improved · 95 years left | 113 sqm | S$1,460,000 | S$12,920 psm |
| Nov 2023 | Blk 95C · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$850,000 | S$9,140 psm |
| Sept 2023 | Blk 95C · 5 ROOM · 34 TO 36 · Improved · 95 years left | 113 sqm | S$1,430,000 | S$12,655 psm |
| Sept 2023 | Blk 95C · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$690,000 | S$10,147 psm |
| Aug 2023 | Blk 95C · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,088,888 | S$11,708 psm |
| Aug 2023 | Blk 95C · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Mar 2023 | Blk 95C · 4 ROOM · 31 TO 33 · Model A · 95 years left | 93 sqm | S$1,040,000 | S$11,183 psm |
| Jun 2022 | Blk 95C · 4 ROOM · 43 TO 45 · Model A · 96 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jan 2022 | Blk 95C · 4 ROOM · 40 TO 42 · Model A · 96 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jan 2022 | Blk 95C · 4 ROOM · 13 TO 15 · Model A · 96 years left excluded: outlier | 93 sqm | S$860,000 | S$9,247 psm |
| Nov 2021 | Blk 95C · 4 ROOM · 37 TO 39 · Model A · 97 years left | 93 sqm | S$932,000 | S$10,022 psm |
Showing 40 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 95C · 5 ROOM | S$5,600 | — |
| Aug 2026 | Blk 95C · 3 ROOM | S$3,600 | — |
| Jun 2026 | Blk 95C · 5 ROOM | S$5,000 | — |
| May 2026 | Blk 95C · 5 ROOM | S$4,300 | — |
| Apr 2026 | Blk 95C · 5 ROOM | S$5,100 | — |
| Mar 2026 | Blk 95C · 4 ROOM | S$4,100 | — |
| Mar 2026 | Blk 95C · 3 ROOM | S$3,900 | — |
| Nov 2025 | Blk 95C · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 95C · 3 ROOM | S$3,600 | — |
| Sept 2025 | Blk 95C · 5 ROOM | S$5,500 | — |
| Jul 2025 | Blk 95C · 5 ROOM | S$5,600 | — |
| Sept 2024 | Blk 95C · 3 ROOM | S$3,600 | — |
| Apr 2024 | Blk 95C · 5 ROOM | S$4,600 | — |
| Apr 2024 | Blk 95C · 5 ROOM | S$4,300 | — |
| Mar 2024 | Blk 95C · 5 ROOM | S$4,200 | — |
| Feb 2024 | Blk 95C · 4 ROOM | S$4,100 | — |
| Dec 2023 | Blk 95C · 4 ROOM | S$4,200 | — |
| Dec 2023 | Blk 95C · 3 ROOM | S$3,600 | — |
| Nov 2023 | Blk 95C · 4 ROOM | S$4,600 | — |
| Aug 2023 | Blk 95C · 5 ROOM | S$5,600 | — |
| Aug 2023 | Blk 95C · 5 ROOM | S$5,000 | — |
| Dec 2022 | Blk 95C · 5 ROOM | S$5,000 | — |
| Dec 2021 | Blk 95C · 3 ROOM | S$2,300 | — |
| Nov 2021 | Blk 95C · 4 ROOM | S$3,100 | — |
| Apr 2021 | Blk 95C · 5 ROOM | S$3,050 | — |
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$1,026,757 | S$1,133,622 | S$1,227,735 | S$1,249,207 |
| 10 years | 81 years | S$964,043 | S$1,175,163 | S$1,378,385 | S$1,427,020 |
| 20 years | 71 years | S$850,371 | S$1,263,607 | S$1,738,428 | S$1,863,268 |
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.