homequant
HDB · 160009

Blk 9 Jln Kukoh

Project page · 99-year lease from 1982

Indicative value range
S$323,090 – S$334,623
Indicative mid S$327,758 · S$6,014 psm

Based on 6 sales in this street, last 24 months. Search widened 2 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 907 TO 0955 sqmS$340,000S$6,182 psm×1.000S$6,182 psm
Nov 2025Blk 1004 TO 0653 sqmS$320,000S$6,038 psm×0.996S$6,014 psm
Sept 2025Blk 907 TO 0954 sqmS$320,000S$5,926 psm×0.996S$5,900 psm
Aug 2025Blk 810 TO 1254 sqmS$320,000S$5,926 psm×0.996S$5,900 psm
Apr 2025Blk 1010 TO 1253 sqmS$318,888S$6,017 psm×1.000S$6,014 psm
Dec 2024Blk 1004 TO 0653 sqmS$320,000S$6,038 psm×1.025S$6,187 psm

How accurate is this estimate for Jln Kukoh?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Jln Kukoh since.

Median error
4.2%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

7.87% gross yield

S$25,800 of rent a year against the estimate above · 0.4 points above flats like it

Homes like this rent for about S$2,150 a month, the middle of 12 approvals in the last year.

Across Singapore these flats yield 7.47%, from 79 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

ApprovedBlockFlatRent a month
Sept 202682 ROOMS$2,700
Sept 2026102 ROOMS$1,500
May 2026102 ROOMS$1,850
Feb 202692 ROOMS$2,400
Feb 202682 ROOMS$2,300
Jan 202692 ROOMS$1,500
Dec 2025102 ROOMS$2,300
Nov 202592 ROOMS$2,300

median of 12 HDB rental approvals for 2 ROOM on Jln Kukoh since 2025-10.

Buying or selling at S$327,758?

Buying: Stamp duty on S$327,758 · Cash and CPF needed on S$327,758 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$327,758.

Each opens with this figure filled in; change anything there.

Primary schools near 9 Jln Kukoh

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 9 · 3 ROOM · 10 TO 12 · Improved · 54 years left
66 sqmS$450,000S$6,818 psm
Jun 2026
Blk 9 · 2 ROOM · 07 TO 09 · 2-room · 55 years left
55 sqmS$340,000S$6,182 psm
Sept 2025
Blk 9 · 2 ROOM · 07 TO 09 · Improved · 55 years left
54 sqmS$320,000S$5,926 psm
Oct 2024
Blk 9 · 3 ROOM · 07 TO 09 · Improved · 56 years left
66 sqmS$429,000S$6,500 psm
Apr 2024
Blk 9 · 2 ROOM · 07 TO 09 · Improved · 57 years left
54 sqmS$288,000S$5,333 psm
Mar 2024
Blk 9 · 3 ROOM · 04 TO 06 · Improved · 57 years left
66 sqmS$425,000S$6,439 psm
Feb 2024
Blk 9 · 3 ROOM · 04 TO 06 · Improved · 57 years left
66 sqmS$410,000S$6,212 psm
Dec 2023
Blk 9 · 2 ROOM · 04 TO 06 · Improved · 57 years left
55 sqmS$290,000S$5,273 psm
Aug 2023
Blk 9 · 2 ROOM · 10 TO 12 · Improved · 57 years left
54 sqmS$285,000S$5,278 psm
Aug 2023
Blk 9 · 2 ROOM · 10 TO 12 · Improved · 57 years left
54 sqmS$282,000S$5,222 psm
Aug 2023
Blk 9 · 2 ROOM · 04 TO 06 · Improved · 57 years left
54 sqmS$270,000S$5,000 psm
Mar 2023
Blk 9 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$405,000S$6,136 psm
Dec 2022
Blk 9 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$418,000S$6,333 psm
Dec 2022
Blk 9 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$370,000S$5,606 psm
Nov 2022
Blk 9 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$388,000S$5,879 psm
Aug 2022
Blk 9 · 2 ROOM · 07 TO 09 · Improved · 59 years left
55 sqmS$275,000S$5,000 psm
Feb 2022
Blk 9 · 2 ROOM · 10 TO 12 · Improved · 59 years left
55 sqmS$282,500S$5,136 psm
Dec 2021
Blk 9 · 2 ROOM · 10 TO 12 · Improved · 59 years left
54 sqmS$258,000S$4,778 psm
See more

Showing 18 of 57.

Sale prices as filed in caveats.

Where the lease takes this

About 54 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years49 yearsS$311,248S$343,643S$372,172S$378,680
10 years44 yearsS$293,116S$357,307S$419,096S$433,884

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.