Blk 10A Boon Tiong Rd
Project page · 99-year lease from 2016
Based on 6 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 10A | 04 TO 06 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Jul 2026 | Blk 10A | 22 TO 24 | 92 sqm | S$1,243,888 | S$13,521 psm | ×1.000 | S$13,521 psm |
| Jun 2026 | Blk 10A | 25 TO 27 | 92 sqm | S$1,310,000 | S$14,239 psm | ×1.000 | S$14,239 psm |
| May 2026 | Blk 10A | 28 TO 30 | 92 sqm | S$1,268,888 | S$13,792 psm | ×1.000 | S$13,792 psm |
| Jan 2026 | Blk 10A | 22 TO 24 | 92 sqm | S$1,240,000 | S$13,478 psm | ×0.997 | S$13,439 psm |
| Nov 2025 | Blk 10A | 13 TO 15 | 92 sqm | S$1,188,888 | S$12,923 psm | ×0.996 | S$12,872 psm |
How accurate is this estimate for Boon Tiong Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Boon Tiong Rd since.
- Median error
- 3.5%
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.
4.35% gross yield
S$54,000 of rent a year against the estimate above · 1.22 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 47 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 2A | 4 ROOM | S$5,200 |
| Sept 2026 | 6B | 4 ROOM | S$3,200 |
| Aug 2026 | 10B | 4 ROOM | S$4,420 |
| Aug 2026 | 4B | 4 ROOM | S$4,400 |
| Aug 2026 | 9B | 4 ROOM | S$4,200 |
| Aug 2026 | 4B | 4 ROOM | S$4,050 |
| Jul 2026 | 10A | 4 ROOM | S$4,900 |
| Jul 2026 | 10B | 4 ROOM | S$4,900 |
median of 47 HDB rental approvals for 4 ROOM on Boon Tiong Rd since 2025-10.
Buying or selling at S$1,240,115?
Buying: Stamp duty on S$1,240,115 · Cash and CPF needed on S$1,240,115 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,240,115.
Each opens with this figure filled in; change anything there.
Primary schools near 10a Boon Tiong 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
- Zhangde Primary School · 359 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 733 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- River Valley Primary School · 1,039 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ (Kellock) (girls) · 1,214 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,282 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,483 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,535 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 10A · 4 ROOM · 37 TO 39 · Model A · 88 years left excluded: outlier | 93 sqm | S$1,468,000 | S$15,785 psm |
| Aug 2026 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Jul 2026 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$1,243,888 | S$13,521 psm |
| Jun 2026 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 89 years left | 92 sqm | S$1,310,000 | S$14,239 psm |
| May 2026 | Blk 10A · 4 ROOM · 28 TO 30 · Model A · 89 years left | 92 sqm | S$1,268,888 | S$13,792 psm |
| Jan 2026 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$1,240,000 | S$13,478 psm |
| Nov 2025 | Blk 10A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$1,188,888 | S$12,923 psm |
| Aug 2025 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$1,100,000 | S$11,957 psm |
| Apr 2025 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 92 sqm | S$1,200,000 | S$13,043 psm |
| Apr 2025 | Blk 10A · 3 ROOM · 10 TO 12 · Model A · 90 years left | 62 sqm | S$850,000 | S$13,710 psm |
| Aug 2024 | Blk 10A · 3 ROOM · 34 TO 36 · Model A · 91 years left | 62 sqm | S$860,000 | S$13,871 psm |
| Mar 2024 | Blk 10A · 4 ROOM · 22 TO 24 · Model A · 91 years left | 92 sqm | S$1,158,888 | S$12,597 psm |
| Apr 2023 | Blk 10A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 62 sqm | S$730,000 | S$11,774 psm |
| Jan 2023 | Blk 10A · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 92 sqm | S$790,000 | S$8,587 psm |
| Oct 2022 | Blk 10A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 62 sqm | S$800,000 | S$12,903 psm |
| Oct 2022 | Blk 10A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 62 sqm | S$730,000 | S$11,774 psm |
| Jun 2022 | Blk 10A · 4 ROOM · 37 TO 39 · Model A · 93 years left | 92 sqm | S$940,000 | S$10,217 psm |
| Mar 2022 | Blk 10A · 3 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 62 sqm | S$568,888 | S$9,176 psm |
| Feb 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 92 sqm | S$980,000 | S$10,652 psm |
| Feb 2022 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$845,000 | S$9,185 psm |
| Jan 2022 | Blk 10A · 4 ROOM · 25 TO 27 · Model A · 93 years left | 92 sqm | S$991,000 | S$10,772 psm |
| Jan 2022 | Blk 10A · 3 ROOM · 37 TO 39 · Model A · 93 years left | 62 sqm | S$723,000 | S$11,661 psm |
| Nov 2021 | Blk 10A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$945,000 | S$10,272 psm |
| Nov 2021 | Blk 10A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$918,888 | S$9,988 psm |
| Nov 2021 | Blk 10A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$880,000 | S$9,565 psm |
| Oct 2021 | Blk 10A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$933,000 | S$10,141 psm |
Showing 26 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 10A · 4 ROOM | S$4,900 | — |
| Jun 2026 | Blk 10A · 4 ROOM | S$4,500 | — |
| Jan 2026 | Blk 10A · 4 ROOM | S$5,200 | — |
| Dec 2025 | Blk 10A · 4 ROOM | S$4,500 | — |
| Nov 2025 | Blk 10A · 3 ROOM | S$3,700 | — |
| Oct 2025 | Blk 10A · 4 ROOM | S$4,800 | — |
| Aug 2025 | Blk 10A · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 10A · 3 ROOM | S$4,000 | — |
| Jun 2025 | Blk 10A · 4 ROOM | S$4,800 | — |
| Jun 2025 | Blk 10A · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 10A · 3 ROOM | S$3,880 | — |
| Apr 2025 | Blk 10A · 4 ROOM | S$4,600 | — |
| Feb 2025 | Blk 10A · 4 ROOM | S$4,500 | — |
| Jan 2025 | Blk 10A · 3 ROOM | S$1,500 | — |
| Aug 2024 | Blk 10A · 4 ROOM | S$4,850 | — |
| Jun 2024 | Blk 10A · 3 ROOM | S$4,000 | — |
| Dec 2023 | Blk 10A · 4 ROOM | S$4,400 | — |
| Dec 2023 | Blk 10A · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 10A · 3 ROOM | S$3,900 | — |
| Sept 2023 | Blk 10A · 4 ROOM | S$5,000 | — |
| Aug 2023 | Blk 10A · 4 ROOM | S$4,900 | — |
| Jun 2023 | Blk 10A · 4 ROOM | S$4,750 | — |
| Jan 2023 | Blk 10A · 4 ROOM | S$4,800 | — |
| Oct 2022 | Blk 10A · 4 ROOM | S$3,700 | — |
| Sept 2022 | Blk 10A · 4 ROOM | S$3,000 | — |
| Dec 2021 | Blk 10A · 3 ROOM | S$2,600 | — |
| Oct 2021 | Blk 10A · 4 ROOM | S$3,000 | — |
| Jul 2021 | Blk 10A · 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 88 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 | 83 years | S$1,164,370 | S$1,285,559 | S$1,392,285 | S$1,416,634 |
| 10 years | 78 years | S$1,088,296 | S$1,326,627 | S$1,556,042 | S$1,610,944 |
| 20 years | 68 years | S$985,284 | S$1,464,080 | S$2,014,232 | S$2,158,878 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.