Blk 28 Jln Klinik
Project page · 99-year lease from 1969
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 28 | 01 TO 03 | 58 sqm | S$380,000 | S$6,552 psm | ×1.000 | S$6,552 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 |
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.
10.06% gross yield
S$36,000 of rent a year against the estimate above · 0.78 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$358,000?
Buying: Stamp duty on S$358,000 · Cash and CPF needed on S$358,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$358,000.
Each opens with this figure filled in; change anything there.
Primary schools near 28 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 · 408 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 501 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- River Valley Primary School · 1,042 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gan Eng Seng Primary School · 1,333 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 1,366 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,384 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,767 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 42 years left | 58 sqm | S$380,000 | S$6,552 psm |
| Jun 2026 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 42 years left | 58 sqm | S$310,000 | S$5,345 psm |
| Apr 2026 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 42 years left | 58 sqm | S$358,000 | S$6,172 psm |
| Dec 2025 | Blk 28 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 49 sqm | S$285,000 | S$5,816 psm |
| Aug 2025 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 43 years left | 58 sqm | S$415,000 | S$7,155 psm |
| May 2025 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 43 years left | 58 sqm | S$350,000 | S$6,034 psm |
| Mar 2025 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Sept 2024 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 44 years left | 58 sqm | S$365,000 | S$6,293 psm |
| Aug 2024 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 58 sqm | S$338,000 | S$5,828 psm |
| Apr 2024 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Apr 2024 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 44 years left | 58 sqm | S$300,000 | S$5,172 psm |
| Nov 2023 | Blk 28 · 2 ROOM · 07 TO 09 · Standard · 45 years left | 49 sqm | S$288,000 | S$5,878 psm |
| Aug 2023 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 45 years left | 58 sqm | S$315,000 | S$5,431 psm |
| Dec 2022 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 58 sqm | S$355,000 | S$6,121 psm |
| Jun 2022 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 58 sqm | S$358,000 | S$6,172 psm |
| Jun 2022 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 58 sqm | S$320,000 | S$5,517 psm |
| May 2022 | Blk 28 · 4 ROOM · 07 TO 09 · Adjoined flat · 46 years left | 107 sqm | S$535,000 | S$5,000 psm |
| Mar 2022 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 58 sqm | S$298,888 | S$5,153 psm |
| Feb 2022 | Blk 28 · 2 ROOM · 07 TO 09 · Standard · 47 years left | 49 sqm | S$260,000 | S$5,306 psm |
| Oct 2021 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 47 years left | 58 sqm | S$328,000 | S$5,655 psm |
Showing 20 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 28 · 3 ROOM | S$3,200 | — |
| Sept 2026 | Blk 28 · 3 ROOM | S$2,200 | — |
| Aug 2026 | Blk 28 · 2 ROOM | S$2,500 | — |
| Jun 2026 | Blk 28 · 3 ROOM | S$2,950 | — |
| Apr 2026 | Blk 28 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 28 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 28 · 3 ROOM | S$2,950 | — |
| Nov 2025 | Blk 28 · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 28 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 28 · 3 ROOM | S$2,500 | — |
| Sept 2025 | Blk 28 · 3 ROOM | S$2,000 | — |
| Jul 2025 | Blk 28 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 28 · 3 ROOM | S$3,200 | — |
| Apr 2025 | Blk 28 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 28 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 28 · 3 ROOM | S$2,950 | — |
| Dec 2024 | Blk 28 · 3 ROOM | S$3,200 | — |
| Oct 2024 | Blk 28 · 4 ROOM | S$3,800 | — |
| Oct 2024 | Blk 28 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 28 · 2 ROOM | S$2,500 | — |
| May 2024 | Blk 28 · 3 ROOM | S$1,850 | — |
| Mar 2024 | Blk 28 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 28 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 28 · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 28 · 3 ROOM | S$2,700 | — |
| Oct 2023 | Blk 28 · 3 ROOM | S$2,000 | — |
| Aug 2023 | Blk 28 · 3 ROOM | S$3,100 | — |
| May 2023 | Blk 28 · 3 ROOM | S$3,030 | — |
| Apr 2023 | Blk 28 · 3 ROOM | S$2,900 | — |
| Apr 2023 | Blk 28 · 3 ROOM | S$2,000 | — |
| Mar 2023 | Blk 28 · 3 ROOM | S$2,500 | — |
| Nov 2022 | Blk 28 · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 28 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 28 · 3 ROOM | S$2,000 | — |
| Sept 2022 | Blk 28 · 3 ROOM | S$1,600 | — |
| Sept 2022 | Blk 28 · 3 ROOM | S$1,500 | — |
| Jun 2022 | Blk 28 · 3 ROOM | S$2,250 | — |
| May 2022 | Blk 28 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 28 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 28 · 3 ROOM | S$1,850 | — |
| Feb 2022 | Blk 28 · 3 ROOM | S$2,150 | — |
| Nov 2021 | Blk 28 · 4 ROOM | S$3,000 | — |
| Nov 2021 | Blk 28 · 3 ROOM | S$2,300 | — |
| Oct 2021 | Blk 28 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 28 · 3 ROOM | S$1,600 | — |
| Aug 2021 | Blk 28 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 28 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 28 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 28 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 28 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 28 · 3 ROOM | S$1,800 | — |
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 41 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 | 36 years | S$334,188 | S$368,970 | S$399,602 | S$406,591 |
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.