Blk 77 Indus Rd
Project page · 99-year lease from 1973
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 77 | 01 TO 03 | 63 sqm | S$363,000 | S$5,762 psm | ×1.000 | S$5,762 psm |
| Jun 2026 | Blk 77 | 10 TO 12 | 63 sqm | S$370,000 | S$5,873 psm | ×1.000 | S$5,873 psm |
| Jun 2026 | Blk 77 | 07 TO 09 | 63 sqm | S$430,000 | S$6,825 psm | ×1.000 | S$6,825 psm |
| Mar 2026 | Blk 77 | 04 TO 06 | 63 sqm | S$454,000 | S$7,206 psm | ×0.997 | S$7,185 psm |
| Feb 2026 | Blk 77 | 04 TO 06 | 63 sqm | S$438,888 | S$6,966 psm | ×0.997 | S$6,946 psm |
How accurate is this estimate for Indus Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Indus Rd since.
- Median error
- 9.0%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 9 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.
8.51% gross yield
S$36,600 of rent a year against the estimate above · 0.77 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 18 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 | 77 | 3 ROOM | S$2,850 |
| Aug 2026 | 77 | 3 ROOM | S$3,000 |
| Jul 2026 | 77 | 3 ROOM | S$3,000 |
| Jul 2026 | 77 | 3 ROOM | S$2,600 |
| Jun 2026 | 78 | 3 ROOM | S$3,400 |
| May 2026 | 77 | 3 ROOM | S$3,400 |
| May 2026 | 77 | 3 ROOM | S$3,400 |
| May 2026 | 78 | 3 ROOM | S$3,100 |
median of 18 HDB rental approvals for 3 ROOM on Indus Rd since 2025-10.
Buying or selling at S$430,000?
Buying: Stamp duty on S$430,000 · Cash and CPF needed on S$430,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$430,000.
Each opens with this figure filled in; change anything there.
Primary schools near 77 Indus 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 · 178 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 708 m · no 2025 Phase 2C ballot
1 to 2 km
- River Valley Primary School · 1,034 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Gan Eng Seng Primary School · 1,271 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,701 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,726 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 77 · 3 ROOM · 01 TO 03 · Improved · 45 years left | 63 sqm | S$363,000 | S$5,762 psm |
| Jun 2026 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 63 sqm | S$430,000 | S$6,825 psm |
| Jun 2026 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 46 years left | 63 sqm | S$370,000 | S$5,873 psm |
| Mar 2026 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 63 sqm | S$454,000 | S$7,206 psm |
| Feb 2026 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 63 sqm | S$438,888 | S$6,966 psm |
| Dec 2025 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 46 years left | 75 sqm | S$473,000 | S$6,307 psm |
| Sept 2024 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 63 sqm | S$395,000 | S$6,270 psm |
| Sept 2024 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 47 years left | 63 sqm | S$381,000 | S$6,048 psm |
| Feb 2024 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 63 sqm | S$400,000 | S$6,349 psm |
| Dec 2023 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 63 sqm | S$305,000 | S$4,841 psm |
| Nov 2023 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 63 sqm | S$400,000 | S$6,349 psm |
| Sept 2023 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 75 sqm | S$392,000 | S$5,227 psm |
| Jul 2023 | Blk 77 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 63 sqm | S$355,000 | S$5,635 psm |
| Jul 2023 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 63 sqm | S$340,000 | S$5,397 psm |
| Apr 2022 | Blk 77 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 75 sqm | S$428,000 | S$5,707 psm |
| Dec 2021 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 63 sqm | S$340,000 | S$5,397 psm |
| Oct 2021 | Blk 77 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 63 sqm | S$350,000 | S$5,556 psm |
Showing 17 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 77 · 3 ROOM | S$2,850 | — |
| Aug 2026 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 77 · 3 ROOM | S$2,600 | — |
| May 2026 | Blk 77 · 3 ROOM | S$3,400 | — |
| May 2026 | Blk 77 · 3 ROOM | S$3,400 | — |
| May 2026 | Blk 77 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 77 · 3 ROOM | S$3,100 | — |
| Dec 2025 | Blk 77 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 77 · 3 ROOM | S$2,300 | — |
| Nov 2025 | Blk 77 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 77 · 3 ROOM | S$3,300 | — |
| Sept 2025 | Blk 77 · 3 ROOM | S$2,850 | — |
| Aug 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 77 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 77 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 77 · 3 ROOM | S$2,500 | — |
| Dec 2024 | Blk 77 · 3 ROOM | S$3,300 | — |
| Nov 2024 | Blk 77 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 77 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 77 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$3,100 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 77 · 3 ROOM | S$2,600 | — |
| Jun 2024 | Blk 77 · 3 ROOM | S$3,200 | — |
| Jun 2024 | Blk 77 · 3 ROOM | S$1,800 | — |
| Apr 2024 | Blk 77 · 3 ROOM | S$3,400 | — |
| Apr 2024 | Blk 77 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 77 · 3 ROOM | S$3,400 | — |
| Jan 2024 | Blk 77 · 3 ROOM | S$4,300 | — |
| Dec 2023 | Blk 77 · 3 ROOM | S$2,300 | — |
| Aug 2023 | Blk 77 · 3 ROOM | S$3,100 | — |
| Aug 2023 | Blk 77 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 77 · 3 ROOM | S$3,600 | — |
| Jul 2023 | Blk 77 · 3 ROOM | S$3,200 | — |
| Jul 2023 | Blk 77 · 3 ROOM | S$2,200 | — |
| Jun 2023 | Blk 77 · 3 ROOM | S$2,600 | — |
| Apr 2023 | Blk 77 · 3 ROOM | S$2,800 | — |
| Apr 2023 | Blk 77 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 77 · 3 ROOM | S$3,450 | — |
| Jan 2023 | Blk 77 · 3 ROOM | S$1,700 | — |
| Dec 2022 | Blk 77 · 3 ROOM | S$2,800 | — |
| Oct 2022 | Blk 77 · 3 ROOM | S$1,800 | — |
| Aug 2022 | Blk 77 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 77 · 3 ROOM | S$3,200 | — |
| Jul 2022 | Blk 77 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 77 · 3 ROOM | S$1,850 | — |
| Jun 2022 | Blk 77 · 3 ROOM | S$3,150 | — |
| Jun 2022 | Blk 77 · 3 ROOM | S$2,100 | — |
| Apr 2022 | Blk 77 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 77 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 77 · 3 ROOM | S$2,400 | — |
| Dec 2021 | Blk 77 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 77 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 77 · 3 ROOM | S$2,500 | — |
| Jul 2021 | Blk 77 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 77 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 77 · 3 ROOM | S$1,400 | — |
| Apr 2021 | Blk 77 · 3 ROOM | S$2,300 | — |
| Apr 2021 | Blk 77 · 3 ROOM | S$2,150 | — |
| Apr 2021 | Blk 77 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 77 · 3 ROOM | S$1,850 | — |
| Mar 2021 | Blk 77 · 3 ROOM | S$2,450 | — |
| Jan 2021 | Blk 77 · 3 ROOM | S$1,600 | — |
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$404,951 | S$447,099 | S$484,216 | S$492,685 |
| 10 years | 35 years | S$378,016 | S$460,800 | S$540,486 | S$559,556 |
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.