Blk 20 Jln Klinik
Project page · 99-year lease from 1971
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 28 | 01 TO 03 | 58 sqm | S$380,000 | S$6,552 psm | ×1.000 | S$6,552 psm |
| Jul 2026 | Blk 30 | 01 TO 03 | 58 sqm | S$355,000 | S$6,121 psm | ×1.000 | S$6,121 psm |
| Jun 2026 | Blk 28 | 01 TO 03 | 58 sqm | S$310,000 | S$5,345 psm | ×1.000 | S$5,345 psm |
| Apr 2026 | Blk 28 | 10 TO 12 | 58 sqm | S$358,000 | S$6,172 psm | ×1.000 | S$6,172 psm |
| Apr 2026 | Blk 26 | 04 TO 06 | 60 sqm | S$376,000 | S$6,267 psm | ×1.000 | S$6,267 psm |
| Mar 2026 | Blk 26 | 01 TO 03 | 60 sqm | S$363,000 | S$6,050 psm | ×0.997 | S$6,032 psm |
| Jan 2026 | Blk 30 | 01 TO 03 | 58 sqm | S$363,000 | S$6,259 psm | ×0.997 | S$6,240 psm |
| Nov 2025 | Blk 20 | 04 TO 06 | 59 sqm | S$410,000 | S$6,949 psm | ×0.996 | S$6,922 psm |
How accurate is this estimate for Jln Klinik?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Jln Klinik since.
- Median error
- 8.2%
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.
9.83% gross yield
S$36,000 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 29 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.
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 | 28 | 3 ROOM | S$3,200 |
| Sept 2026 | 26 | 3 ROOM | S$3,050 |
| Sept 2026 | 28 | 3 ROOM | S$2,200 |
| Sept 2026 | 26 | 3 ROOM | S$1,600 |
| Aug 2026 | 30 | 3 ROOM | S$2,850 |
| Jul 2026 | 26 | 3 ROOM | S$3,200 |
| Jul 2026 | 30 | 3 ROOM | S$3,000 |
| Jul 2026 | 30 | 3 ROOM | S$3,000 |
median of 29 HDB rental approvals for 3 ROOM on Jln Klinik since 2025-10.
Buying or selling at S$366,171?
Buying: Stamp duty on S$366,171 · Cash and CPF needed on S$366,171 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$366,171.
Each opens with this figure filled in; change anything there.
Primary schools near 20 Jln Klinik
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 · 467 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 561 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- River Valley Primary School · 953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ (Kellock) (girls) · 1,397 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,428 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,436 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,721 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 20 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 68 sqm | S$439,000 | S$6,456 psm |
| May 2026 | Blk 20 · 2 ROOM · 04 TO 06 · Standard · 44 years left | 48 sqm | S$292,000 | S$6,083 psm |
| Nov 2025 | Blk 20 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 59 sqm | S$410,000 | S$6,949 psm |
| Aug 2025 | Blk 20 · 2 ROOM · 01 TO 03 · Standard · 44 years left | 48 sqm | S$290,000 | S$6,042 psm |
| Mar 2025 | Blk 20 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 59 sqm | S$420,000 | S$7,119 psm |
| Jun 2024 | Blk 20 · 3 ROOM · 10 TO 12 · Standard · 46 years left | 59 sqm | S$370,000 | S$6,271 psm |
| Sept 2023 | Blk 20 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 59 sqm | S$340,000 | S$5,763 psm |
| Feb 2023 | Blk 20 · 3 ROOM · 10 TO 12 · Standard · 47 years left | 59 sqm | S$340,000 | S$5,763 psm |
| May 2022 | Blk 20 · 3 ROOM · 04 TO 06 · Standard · 48 years left | 59 sqm | S$318,000 | S$5,390 psm |
| Apr 2022 | Blk 20 · 2 ROOM · 01 TO 03 · Standard · 48 years left | 48 sqm | S$270,000 | S$5,625 psm |
| Jan 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Standard · 48 years left | 68 sqm | S$350,000 | S$5,147 psm |
| Jan 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Standard · 48 years left | 59 sqm | S$318,000 | S$5,390 psm |
| Oct 2021 | Blk 20 · 2 ROOM · 07 TO 09 · Standard · 48 years left | 48 sqm | S$270,000 | S$5,625 psm |
Showing 13 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 20 · 2 ROOM | S$2,700 | — |
| Jun 2026 | Blk 20 · 3 ROOM | S$3,200 | — |
| Apr 2026 | Blk 20 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 20 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 20 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 20 · 2 ROOM | S$2,600 | — |
| Nov 2025 | Blk 20 · 4 ROOM | S$2,250 | — |
| Oct 2025 | Blk 20 · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 20 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 20 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 20 · 3 ROOM | S$2,300 | — |
| May 2025 | Blk 20 · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 20 · 3 ROOM | S$3,500 | — |
| Jan 2025 | Blk 20 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 20 · 3 ROOM | S$2,500 | — |
| Sept 2024 | Blk 20 · 3 ROOM | S$2,500 | — |
| Sept 2024 | Blk 20 · 3 ROOM | S$800 | — |
| Aug 2024 | Blk 20 · 2 ROOM | S$2,700 | — |
| Jul 2024 | Blk 20 · 2 ROOM | S$2,300 | — |
| Jun 2024 | Blk 20 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 20 · 4 ROOM | S$2,200 | — |
| Oct 2023 | Blk 20 · 3 ROOM | S$2,600 | — |
| Oct 2023 | Blk 20 · 2 ROOM | S$2,300 | — |
| Jun 2023 | Blk 20 · 3 ROOM | S$3,500 | — |
| Jun 2023 | Blk 20 · 3 ROOM | S$2,300 | — |
| Jun 2023 | Blk 20 · 3 ROOM | S$2,250 | — |
| Feb 2023 | Blk 20 · 3 ROOM | S$2,250 | — |
| Dec 2022 | Blk 20 · 3 ROOM | S$3,600 | — |
| Sept 2022 | Blk 20 · 2 ROOM | S$2,700 | — |
| Jun 2022 | Blk 20 · 3 ROOM | S$2,700 | — |
| Jun 2022 | Blk 20 · 2 ROOM | S$1,900 | — |
| May 2022 | Blk 20 · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 20 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 20 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 20 · 2 ROOM | S$1,800 | — |
| Sept 2021 | Blk 20 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 20 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 20 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 20 · 3 ROOM | S$1,950 | — |
| Mar 2021 | Blk 20 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 20 · 3 ROOM | S$2,000 | — |
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 43 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 | 38 years | S$341,815 | S$377,391 | S$408,722 | S$415,870 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.