Blk 87 Zion Rd
Project page · 99-year lease from 1974
Based on 6 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 87 | 07 TO 09 | 117 sqm | S$950,000 | S$8,120 psm | ×1.000 | S$8,120 psm |
| May 2026 | Blk 87 | 04 TO 06 | 114 sqm | S$888,000 | S$7,789 psm | ×1.000 | S$7,789 psm |
| Mar 2026 | Blk 87 | 07 TO 09 | 117 sqm | S$998,000 | S$8,530 psm | ×0.997 | S$8,505 psm |
| Feb 2026 | Blk 87 | 04 TO 06 | 117 sqm | S$960,000 | S$8,205 psm | ×0.997 | S$8,181 psm |
| Dec 2025 | Blk 87 | 07 TO 09 | 117 sqm | S$1,060,000 | S$9,060 psm | ×0.996 | S$9,024 psm |
| Nov 2025 | Blk 87 | 16 TO 18 | 114 sqm | S$988,000 | S$8,667 psm | ×0.996 | S$8,633 psm |
How accurate is this estimate for Zion Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Zion Rd since.
- Median error
- 5.0%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 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.
4.79% gross yield
S$46,800 of rent a year against the estimate above · 0.98 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 4 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 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 | 87 | 5 ROOM | S$3,600 |
| Aug 2026 | 87 | 5 ROOM | S$3,550 |
| Jan 2026 | 87 | 5 ROOM | S$4,200 |
| Oct 2025 | 87 | 5 ROOM | S$4,700 |
median of 4 HDB rental approvals for 5 ROOM on Zion Rd since 2025-10.
Buying or selling at S$976,112?
Buying: Stamp duty on S$976,112 · Cash and CPF needed on S$976,112 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$976,112.
Each opens with this figure filled in; change anything there.
Primary schools near 87 Zion 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
- River Valley Primary School · 467 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 828 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Cantonment Primary School · 1,735 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 1,757 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,857 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,871 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 87 · 5 ROOM · 07 TO 09 · Improved · 47 years left | 117 sqm | S$950,000 | S$8,120 psm |
| May 2026 | Blk 87 · 5 ROOM · 04 TO 06 · Improved · 47 years left | 114 sqm | S$888,000 | S$7,789 psm |
| Mar 2026 | Blk 87 · 5 ROOM · 07 TO 09 · Improved · 47 years left | 117 sqm | S$998,000 | S$8,530 psm |
| Feb 2026 | Blk 87 · 5 ROOM · 04 TO 06 · Improved · 47 years left | 117 sqm | S$960,000 | S$8,205 psm |
| Dec 2025 | Blk 87 · 5 ROOM · 07 TO 09 · Improved · 48 years left | 117 sqm | S$1,060,000 | S$9,060 psm |
| Nov 2025 | Blk 87 · 5 ROOM · 16 TO 18 · Improved · 48 years left | 114 sqm | S$988,000 | S$8,667 psm |
| Aug 2025 | Blk 87 · 5 ROOM · 10 TO 12 · Improved · 48 years left | 117 sqm | S$1,000,000 | S$8,547 psm |
| Jan 2025 | Blk 87 · 5 ROOM · 19 TO 21 · Improved · 49 years left | 114 sqm | S$995,000 | S$8,728 psm |
| Aug 2024 | Blk 87 · 5 ROOM · 10 TO 12 · Improved · 49 years left | 114 sqm | S$960,000 | S$8,421 psm |
| Feb 2024 | Blk 87 · 5 ROOM · 04 TO 06 · Improved · 49 years left | 119 sqm | S$935,000 | S$7,857 psm |
| Jan 2024 | Blk 87 · 5 ROOM · 13 TO 15 · Improved · 50 years left | 117 sqm | S$1,013,888 | S$8,666 psm |
| Aug 2023 | Blk 87 · 5 ROOM · 13 TO 15 · Improved · 50 years left | 117 sqm | S$980,000 | S$8,376 psm |
| Jan 2023 | Blk 87 · 5 ROOM · 04 TO 06 · Improved · 51 years left | 117 sqm | S$888,000 | S$7,590 psm |
| Dec 2022 | Blk 87 · 5 ROOM · 13 TO 15 · Improved · 51 years left | 117 sqm | S$978,000 | S$8,359 psm |
| Dec 2022 | Blk 87 · 5 ROOM · 22 TO 24 · Improved · 51 years left | 114 sqm | S$950,000 | S$8,333 psm |
| Oct 2022 | Blk 87 · 5 ROOM · 04 TO 06 · Improved · 51 years left | 117 sqm | S$930,000 | S$7,949 psm |
| Oct 2022 | Blk 87 · 5 ROOM · 13 TO 15 · Improved · 51 years left | 114 sqm | S$921,000 | S$8,079 psm |
| May 2022 | Blk 87 · 5 ROOM · 22 TO 24 · Improved · 51 years left | 114 sqm | S$938,000 | S$8,228 psm |
Showing 18 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 87 · 5 ROOM | S$3,600 | — |
| Aug 2026 | Blk 87 · 5 ROOM | S$3,550 | — |
| Jan 2026 | Blk 87 · 5 ROOM | S$4,200 | — |
| Oct 2025 | Blk 87 · 5 ROOM | S$4,700 | — |
| Aug 2025 | Blk 87 · 5 ROOM | S$4,150 | — |
| Jun 2025 | Blk 87 · 5 ROOM | S$3,550 | — |
| Jan 2025 | Blk 87 · 5 ROOM | S$4,300 | — |
| Dec 2024 | Blk 87 · 5 ROOM | S$4,250 | — |
| Aug 2024 | Blk 87 · 5 ROOM | S$3,600 | — |
| Jul 2024 | Blk 87 · 5 ROOM | S$3,550 | — |
| Jun 2024 | Blk 87 · 5 ROOM | S$2,400 | — |
| Oct 2023 | Blk 87 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 87 · 5 ROOM | S$3,850 | — |
| Dec 2022 | Blk 87 · 5 ROOM | S$4,300 | — |
| May 2022 | Blk 87 · 5 ROOM | S$2,850 | — |
| May 2022 | Blk 87 · 5 ROOM | S$2,700 | — |
| Nov 2021 | Blk 87 · 5 ROOM | S$3,100 | — |
| Oct 2021 | Blk 87 · 5 ROOM | S$3,500 | — |
| Aug 2021 | Blk 87 · 5 ROOM | S$2,600 | — |
| Feb 2021 | Blk 87 · 5 ROOM | S$3,000 | — |
| Jan 2021 | Blk 87 · 5 ROOM | S$2,800 | — |
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 46 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 | 41 years | S$919,250 | S$1,014,926 | S$1,099,184 | S$1,118,408 |
| 10 years | 36 years | S$858,107 | S$1,046,028 | S$1,226,918 | S$1,270,208 |
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.