Blk 42 Kim Cheng St
Project page · 99-year lease from 1973
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 45 | 01 TO 03 | 88 sqm | S$770,000 | S$8,750 psm | ×1.000 | S$8,750 psm |
| Jul 2025 | Blk 34 | 04 TO 06 | 88 sqm | S$815,000 | S$9,261 psm | ×0.996 | S$9,220 psm |
| May 2025 | Blk 45 | 01 TO 03 | 88 sqm | S$780,000 | S$8,864 psm | ×1.000 | S$8,859 psm |
| Mar 2025 | Blk 45 | 01 TO 03 | 88 sqm | S$765,000 | S$8,693 psm | ×1.009 | S$8,771 psm |
| Dec 2024 | Blk 42 | 01 TO 03 | 88 sqm | S$750,000 | S$8,523 psm | ×1.025 | S$8,734 psm |
How accurate is this estimate for Kim Cheng St?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.66% gross yield
S$51,420 of rent a year against the estimate above · 2.62 points below flats like it
Homes like this rent for about S$4,285 a month, the middle of 12 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 | 34 | 3 ROOM | S$5,000 |
| Sept 2026 | 34 | 3 ROOM | S$4,500 |
| Aug 2026 | 42 | 3 ROOM | S$6,200 |
| Jul 2026 | 34 | 3 ROOM | S$4,100 |
| May 2026 | 41 | 3 ROOM | S$3,800 |
| May 2026 | 34 | 3 ROOM | S$2,500 |
| Mar 2026 | 34 | 3 ROOM | S$4,800 |
| Feb 2026 | 41 | 3 ROOM | S$5,200 |
median of 12 HDB rental approvals for 3 ROOM on Kim Cheng St since 2025-10.
Buying or selling at S$771,851?
Buying: Stamp duty on S$771,851 · Cash and CPF needed on S$771,851 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$771,851.
Each opens with this figure filled in; change anything there.
Primary schools near 42 Kim Cheng St
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 · 506 m · no 2025 Phase 2C ballot
1 to 2 km
- Alexandra Primary School · 1,038 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- CHIJ (Kellock) (girls) · 1,070 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- River Valley Primary School · 1,096 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Radin Mas Primary School · 1,220 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,229 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,718 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2024 | Blk 42 · 3 ROOM · 01 TO 03 · Standard · 47 years left | 88 sqm | S$750,000 | S$8,523 psm |
| Mar 2022 | Blk 42 · 3 ROOM · 01 TO 03 · Standard · 50 years left excluded: outlier | 88 sqm | S$640,000 | S$7,273 psm |
| Feb 2022 | Blk 42 · 3 ROOM · 01 TO 03 · Standard · 50 years left | 88 sqm | S$705,000 | S$8,011 psm |
Showing 3 of 13.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 42 · 3 ROOM | S$6,200 | — |
| Jan 2026 | Blk 42 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 42 · 3 ROOM | S$6,300 | — |
| Sept 2023 | Blk 42 · 3 ROOM | S$6,300 | — |
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$726,887 | S$802,542 | S$869,169 | S$884,369 |
| 10 years | 35 years | S$678,539 | S$827,136 | S$970,173 | S$1,004,404 |
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.