Blk 27 Lim Liak St
Project page · 99-year lease from 1973
Based on 26 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 22 · 566 m | 13 TO 15 | 64 sqm | S$380,000 | S$5,938 psm | ×1.000 | S$5,938 psm |
| Sept 2026 | Blk 43 · 279 m | 04 TO 06 | 77 sqm | S$695,000 | S$9,026 psm | ×1.000 | S$9,026 psm |
| Sept 2026 | Blk 22 · 566 m | 13 TO 15 | 64 sqm | S$388,000 | S$6,063 psm | ×1.000 | S$6,063 psm |
| Sept 2026 | Blk 37 | 01 TO 03 | 75 sqm | S$718,000 | S$9,573 psm | ×1.000 | S$9,573 psm |
| Aug 2026 | Blk 130 · 637 m | 07 TO 09 | 65 sqm | S$410,000 | S$6,308 psm | ×1.000 | S$6,308 psm |
| Aug 2026 | Blk 9 · 737 m | 10 TO 12 | 66 sqm | S$450,000 | S$6,818 psm | ×1.000 | S$6,818 psm |
| Jul 2026 | Blk 20 · 545 m | 04 TO 06 | 68 sqm | S$439,000 | S$6,456 psm | ×1.000 | S$6,456 psm |
| Jul 2026 | Blk 27 | 01 TO 03 | 75 sqm | S$760,000 | S$10,133 psm | ×1.000 | S$10,133 psm |
| Jun 2026 | Blk 50 · 279 m | 01 TO 03 | 75 sqm | S$777,000 | S$10,360 psm | ×1.000 | S$10,360 psm |
| Jun 2026 | Blk 26 · 150 m | 01 TO 03 | 75 sqm | S$750,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| May 2026 | Blk 22 · 566 m | 04 TO 06 | 64 sqm | S$360,000 | S$5,625 psm | ×1.000 | S$5,625 psm |
| Jan 2026 | Blk 12 · 300 m | 04 TO 06 | 66 sqm | S$375,000 | S$5,682 psm | ×0.997 | S$5,665 psm |
| Jan 2026 | Blk 16 · 300 m | 04 TO 06 | 66 sqm | S$405,000 | S$6,136 psm | ×0.997 | S$6,118 psm |
| Dec 2025 | Blk 77 · 860 m | 04 TO 06 | 75 sqm | S$473,000 | S$6,307 psm | ×0.996 | S$6,282 psm |
| Dec 2025 | Blk 22 · 566 m | 07 TO 09 | 64 sqm | S$408,000 | S$6,375 psm | ×0.996 | S$6,350 psm |
| Nov 2025 | Blk 22 · 566 m | 10 TO 12 | 64 sqm | S$388,000 | S$6,063 psm | ×0.996 | S$6,039 psm |
| Nov 2025 | Blk 22 · 566 m | 13 TO 15 | 73 sqm | S$448,000 | S$6,137 psm | ×0.996 | S$6,113 psm |
| Sept 2025 | Blk 22 · 566 m | 01 TO 03 | 64 sqm | S$388,000 | S$6,063 psm | ×0.996 | S$6,036 psm |
| Apr 2025 | Blk 22 · 566 m | 16 TO 18 | 64 sqm | S$400,000 | S$6,250 psm | ×1.000 | S$6,247 psm |
| Mar 2025 | Blk 28 · 545 m | 04 TO 06 | 67 sqm | S$390,000 | S$5,821 psm | ×1.009 | S$5,873 psm |
| Feb 2025 | Blk 22 · 566 m | 10 TO 12 | 64 sqm | S$373,888 | S$5,842 psm | ×1.009 | S$5,894 psm |
| Feb 2025 | Blk 130 · 637 m | 10 TO 12 | 65 sqm | S$400,000 | S$6,154 psm | ×1.009 | S$6,209 psm |
| Dec 2024 | Blk 22 · 566 m | 07 TO 09 | 64 sqm | S$395,000 | S$6,172 psm | ×1.025 | S$6,325 psm |
| Nov 2024 | Blk 30 · 545 m | 07 TO 09 | 67 sqm | S$395,000 | S$5,896 psm | ×1.025 | S$6,041 psm |
| Nov 2024 | Blk 22 · 566 m | 01 TO 03 | 64 sqm | S$410,000 | S$6,406 psm | ×1.025 | S$6,565 psm |
| Nov 2024 | Blk 130 · 637 m | 01 TO 03 | 76 sqm | S$495,000 | S$6,513 psm | ×1.025 | S$6,674 psm |
How accurate is this estimate for Lim Liak St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Lim Liak St since.
- Median error
- 4.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 6 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.
12.00% gross yield
S$56,400 of rent a year against the estimate above · 2.72 points above flats like it
Homes like this rent for about S$4,700 a month, the middle of 19 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 | 21 | 3 ROOM | S$5,200 |
| Sept 2026 | 37 | 3 ROOM | S$5,000 |
| Sept 2026 | 21 | 3 ROOM | S$4,700 |
| Jul 2026 | 27 | 3 ROOM | S$5,000 |
| Jul 2026 | 27 | 3 ROOM | S$2,500 |
| Jun 2026 | 37 | 3 ROOM | S$4,500 |
| Apr 2026 | 37 | 3 ROOM | S$4,900 |
| Apr 2026 | 29 | 3 ROOM | S$3,200 |
median of 19 HDB rental approvals for 3 ROOM on Lim Liak St since 2025-10.
Buying or selling at S$469,830?
Buying: Stamp duty on S$469,830 · Cash and CPF needed on S$469,830 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$469,830.
Each opens with this figure filled in; change anything there.
Primary schools near 27 Lim Liak St
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 · 437 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 901 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
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) · 1,147 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,260 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,367 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,622 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 27 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 75 sqm | S$760,000 | S$10,133 psm |
| Mar 2022 | Blk 27 · 3 ROOM · 01 TO 03 · Standard · 50 years left | 75 sqm | S$630,000 | S$8,400 psm |
Showing 2 of 10.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 27 · 3 ROOM | S$5,000 | — |
| Jul 2026 | Blk 27 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 27 · 3 ROOM | S$4,500 | — |
| Aug 2024 | Blk 27 · 3 ROOM | S$2,500 | — |
| Aug 2023 | Blk 27 · 3 ROOM | S$5,400 | — |
| Jul 2023 | Blk 27 · 3 ROOM | S$2,500 | — |
| Jan 2023 | Blk 27 · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 27 · 3 ROOM | S$4,700 | — |
| Oct 2022 | Blk 27 · 3 ROOM | S$6,000 | — |
| Jul 2021 | Blk 27 · 3 ROOM | S$2,500 | — |
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 45 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 | 40 years | S$442,461 | S$488,512 | S$529,068 | S$538,321 |
| 10 years | 35 years | S$413,031 | S$503,482 | S$590,550 | S$611,387 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.