Blk 48 Lower Delta Rd
Project page · 99-year lease from 1970
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 48 | 04 TO 06 | 42 sqm | S$282,000 | S$6,714 psm | ×1.000 | S$6,714 psm |
| Apr 2026 | Blk 48 | 04 TO 06 | 43 sqm | S$282,000 | S$6,558 psm | ×1.000 | S$6,558 psm |
| Mar 2026 | Blk 48 | 10 TO 12 | 42 sqm | S$276,000 | S$6,571 psm | ×0.997 | S$6,552 psm |
| Dec 2025 | Blk 48 | 10 TO 12 | 43 sqm | S$298,888 | S$6,951 psm | ×0.996 | S$6,924 psm |
| Nov 2025 | Blk 48 | 07 TO 09 | 42 sqm | S$278,888 | S$6,640 psm | ×0.996 | S$6,614 psm |
How accurate is this estimate for Lower Delta Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Lower Delta Rd since.
- Median error
- 2.8%
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.
11.18% gross yield
S$31,800 of rent a year against the estimate above · 3.71 points above flats like it
Homes like this rent for about S$2,650 a month, the middle of 5 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Aug 2026 | 48 | 2 ROOM | S$2,200 |
| Jul 2026 | 48 | 2 ROOM | S$2,950 |
| Apr 2026 | 48 | 2 ROOM | S$3,000 |
| Oct 2025 | 48 | 2 ROOM | S$2,650 |
| Oct 2025 | 48 | 2 ROOM | S$2,300 |
median of 5 HDB rental approvals for 2 ROOM on Lower Delta Rd since 2025-10.
Buying or selling at S$284,406?
Buying: Stamp duty on S$284,406 · Cash and CPF needed on S$284,406 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$284,406.
Each opens with this figure filled in; change anything there.
Primary schools near 48 Lower Delta 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
- Alexandra Primary School · 221 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 514 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,148 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,155 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,507 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,545 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 48 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 42 sqm | S$282,000 | S$6,714 psm |
| Apr 2026 | Blk 48 · 2 ROOM · 04 TO 06 · Standard · 43 years left | 43 sqm | S$282,000 | S$6,558 psm |
| Mar 2026 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 43 years left | 42 sqm | S$276,000 | S$6,571 psm |
| Dec 2025 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 43 years left | 43 sqm | S$298,888 | S$6,951 psm |
| Nov 2025 | Blk 48 · 2 ROOM · 07 TO 09 · Standard · 43 years left | 42 sqm | S$278,888 | S$6,640 psm |
| Oct 2025 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 44 years left | 43 sqm | S$295,000 | S$6,860 psm |
| Jan 2025 | Blk 48 · 2 ROOM · 04 TO 06 · Standard · 44 years left | 43 sqm | S$270,000 | S$6,279 psm |
| Nov 2024 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 45 years left | 42 sqm | S$280,000 | S$6,667 psm |
| Sept 2024 | Blk 48 · 2 ROOM · 07 TO 09 · Standard · 45 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Jun 2024 | Blk 48 · 2 ROOM · 07 TO 09 · Standard · 45 years left | 43 sqm | S$250,000 | S$5,814 psm |
| Apr 2024 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 45 years left | 43 sqm | S$270,000 | S$6,279 psm |
| Mar 2024 | Blk 48 · 2 ROOM · 04 TO 06 · Standard · 45 years left | 43 sqm | S$262,888 | S$6,114 psm |
| Jan 2024 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 45 years left | 42 sqm | S$255,000 | S$6,071 psm |
| Mar 2023 | Blk 48 · 2 ROOM · 10 TO 12 · Standard · 46 years left | 43 sqm | S$265,000 | S$6,163 psm |
| Oct 2021 | Blk 48 · 2 ROOM · 07 TO 09 · Standard · 48 years left | 43 sqm | S$246,800 | S$5,740 psm |
Showing 15 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 48 · 2 ROOM | S$2,200 | — |
| Jul 2026 | Blk 48 · 2 ROOM | S$2,950 | — |
| Apr 2026 | Blk 48 · 2 ROOM | S$3,000 | — |
| Oct 2025 | Blk 48 · 2 ROOM | S$2,650 | — |
| Oct 2025 | Blk 48 · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 48 · 2 ROOM | S$2,200 | — |
| Aug 2025 | Blk 48 · 2 ROOM | S$3,200 | — |
| Aug 2025 | Blk 48 · 2 ROOM | S$2,200 | — |
| Jun 2025 | Blk 48 · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 48 · 2 ROOM | S$2,300 | — |
| Mar 2025 | Blk 48 · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 48 · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 48 · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 48 · 2 ROOM | S$2,400 | — |
| Sept 2024 | Blk 48 · 2 ROOM | S$2,300 | — |
| Aug 2024 | Blk 48 · 2 ROOM | S$2,850 | — |
| Mar 2024 | Blk 48 · 2 ROOM | S$2,600 | — |
| Jan 2024 | Blk 48 · 2 ROOM | S$2,300 | — |
| Oct 2023 | Blk 48 · 2 ROOM | S$2,300 | — |
| Oct 2023 | Blk 48 · 2 ROOM | S$2,250 | — |
| Aug 2023 | Blk 48 · 2 ROOM | S$3,200 | — |
| Aug 2023 | Blk 48 · 2 ROOM | S$1,800 | — |
| Jul 2023 | Blk 48 · 2 ROOM | S$2,000 | — |
| Jun 2023 | Blk 48 · 2 ROOM | S$2,950 | — |
| Jun 2023 | Blk 48 · 2 ROOM | S$2,500 | — |
| Jun 2023 | Blk 48 · 2 ROOM | S$2,400 | — |
| May 2023 | Blk 48 · 2 ROOM | S$2,500 | — |
| May 2023 | Blk 48 · 2 ROOM | S$2,100 | — |
| Mar 2023 | Blk 48 · 2 ROOM | S$1,500 | — |
| Oct 2022 | Blk 48 · 2 ROOM | S$2,000 | — |
| Jul 2022 | Blk 48 · 2 ROOM | S$2,300 | — |
| Jun 2022 | Blk 48 · 2 ROOM | S$2,000 | — |
| Mar 2022 | Blk 48 · 2 ROOM | S$1,800 | — |
| Mar 2022 | Blk 48 · 2 ROOM | S$1,200 | — |
| Feb 2022 | Blk 48 · 2 ROOM | S$1,600 | — |
| Oct 2021 | Blk 48 · 2 ROOM | S$2,000 | — |
| Jul 2021 | Blk 48 · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 48 · 2 ROOM | S$1,650 | — |
| Jun 2021 | Blk 48 · 2 ROOM | S$1,600 | — |
| May 2021 | Blk 48 · 2 ROOM | S$1,450 | — |
| Apr 2021 | Blk 48 · 2 ROOM | S$1,700 | — |
| Mar 2021 | Blk 48 · 2 ROOM | S$1,700 | — |
| Mar 2021 | Blk 48 · 2 ROOM | S$1,500 | — |
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 42 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 | 37 years | S$265,489 | S$293,122 | S$317,456 | S$323,008 |
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.