Blk 40 Beo Cres
Project page · 99-year lease from 1971
Based on 5 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 36 | 07 TO 09 | 59 sqm | S$408,000 | S$6,915 psm | ×1.000 | S$6,915 psm |
| Jun 2026 | Blk 40 | 04 TO 06 | 59 sqm | S$400,000 | S$6,780 psm | ×1.000 | S$6,780 psm |
| Mar 2026 | Blk 36 | 04 TO 06 | 59 sqm | S$378,000 | S$6,407 psm | ×0.997 | S$6,388 psm |
| Feb 2026 | Blk 36 | 04 TO 06 | 59 sqm | S$368,000 | S$6,237 psm | ×0.997 | S$6,219 psm |
| Dec 2025 | Blk 24 | 01 TO 03 | 59 sqm | S$358,000 | S$6,068 psm | ×0.996 | S$6,044 psm |
How accurate is this estimate for Beo Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Beo Cres since.
- Median error
- 4.5%
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.
9.55% gross yield
S$36,000 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 20 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 | 36 | 3 ROOM | S$3,100 |
| Sept 2026 | 24 | 3 ROOM | S$3,000 |
| Sept 2026 | 36 | 3 ROOM | S$2,650 |
| Aug 2026 | 38 | 3 ROOM | S$3,100 |
| Aug 2026 | 38 | 3 ROOM | S$2,600 |
| Aug 2026 | 38 | 3 ROOM | S$1,800 |
| Jul 2026 | 24 | 3 ROOM | S$3,600 |
| Jul 2026 | 36 | 3 ROOM | S$3,500 |
median of 20 HDB rental approvals for 3 ROOM on Beo Cres since 2025-10.
Buying or selling at S$376,885?
Buying: Stamp duty on S$376,885 · Cash and CPF needed on S$376,885 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$376,885.
Each opens with this figure filled in; change anything there.
Primary schools near 40 Beo Cres
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
- Alexandra Primary School · 362 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 507 m · no 2025 Phase 2C ballot
1 to 2 km
- River Valley Primary School · 1,041 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gan Eng Seng Primary School · 1,279 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,489 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,493 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 40 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 59 sqm | S$400,000 | S$6,780 psm |
| Feb 2025 | Blk 40 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 59 sqm | S$372,000 | S$6,305 psm |
| Feb 2025 | Blk 40 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 59 sqm | S$410,000 | S$6,949 psm |
| Jan 2025 | Blk 40 · 3 ROOM · 01 TO 03 · Standard · 45 years left excluded: outlier | 59 sqm | S$358,000 | S$6,068 psm |
| Jan 2025 | Blk 40 · 2 ROOM · 01 TO 03 · Standard · 45 years left | 54 sqm | S$330,000 | S$6,111 psm |
| Oct 2024 | Blk 40 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 59 sqm | S$360,888 | S$6,117 psm |
| Aug 2024 | Blk 40 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 59 sqm | S$375,000 | S$6,356 psm |
| May 2024 | Blk 40 · 2 ROOM · 01 TO 03 · Standard · 46 years left | 51 sqm | S$265,000 | S$5,196 psm |
| Feb 2023 | Blk 40 · 3 ROOM · 07 TO 09 · Standard · 47 years left excluded: outlier | 59 sqm | S$365,000 | S$6,186 psm |
| Apr 2022 | Blk 40 · 3 ROOM · 07 TO 09 · Standard · 48 years left | 59 sqm | S$355,000 | S$6,017 psm |
| Mar 2022 | Blk 40 · 3 ROOM · 07 TO 09 · Standard · 48 years left | 59 sqm | S$350,000 | S$5,932 psm |
| Nov 2021 | Blk 40 · 3 ROOM · 04 TO 06 · Standard · 48 years left | 59 sqm | S$315,000 | S$5,339 psm |
Showing 12 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 40 · 2 ROOM | S$2,500 | — |
| Apr 2026 | Blk 40 · 3 ROOM | S$1,200 | — |
| Jan 2026 | Blk 40 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 40 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 40 · 2 ROOM | S$2,500 | — |
| Jun 2025 | Blk 40 · 2 ROOM | S$2,850 | — |
| Jun 2025 | Blk 40 · 3 ROOM | S$2,500 | — |
| Apr 2025 | Blk 40 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 40 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 40 · 2 ROOM | S$2,500 | — |
| Apr 2024 | Blk 40 · 3 ROOM | S$1,200 | — |
| Jan 2024 | Blk 40 · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 40 · 2 ROOM | S$3,000 | — |
| Jul 2023 | Blk 40 · 3 ROOM | S$2,500 | — |
| Dec 2022 | Blk 40 · 3 ROOM | S$3,000 | — |
| Jul 2022 | Blk 40 · 3 ROOM | S$2,150 | — |
| May 2022 | Blk 40 · 3 ROOM | S$3,000 | — |
| May 2022 | Blk 40 · 3 ROOM | S$1,200 | — |
| Jan 2022 | Blk 40 · 3 ROOM | S$1,630 | — |
| Nov 2021 | Blk 40 · 3 ROOM | S$2,500 | — |
| Jun 2021 | Blk 40 · 3 ROOM | S$2,500 | — |
| Jun 2021 | Blk 40 · 3 ROOM | S$2,200 | — |
| Jun 2021 | Blk 40 · 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$351,817 | S$388,434 | S$420,682 | S$428,039 |
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.