Blk 44 Moh Guan Ter
Project page · 99-year lease from 1973
Based on 4 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 43 | 04 TO 06 | 77 sqm | S$695,000 | S$9,026 psm | ×1.000 | S$9,026 psm |
| Jun 2026 | Blk 50 | 01 TO 03 | 75 sqm | S$777,000 | S$10,360 psm | ×1.000 | S$10,360 psm |
| Dec 2024 | Blk 50 | 01 TO 03 | 88 sqm | S$750,000 | S$8,523 psm | ×1.025 | S$8,734 psm |
| Nov 2024 | Blk 36 | 04 TO 06 | 88 sqm | S$760,000 | S$8,636 psm | ×1.025 | S$8,850 psm |
How accurate is this estimate for Moh Guan Ter?
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.
8.41% gross yield
S$57,900 of rent a year against the estimate above · 0.87 points below flats like it
Homes like this rent for about S$4,825 a month, the middle of 8 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 |
|---|---|---|---|
| May 2026 | 44 | 3 ROOM | S$4,550 |
| Apr 2026 | 47 | 3 ROOM | S$5,500 |
| Apr 2026 | 50 | 3 ROOM | S$5,400 |
| Apr 2026 | 43 | 3 ROOM | S$4,000 |
| Apr 2026 | 47 | 3 ROOM | S$3,600 |
| Apr 2026 | 47 | 3 ROOM | S$3,150 |
| Feb 2026 | 36 | 3 ROOM | S$5,500 |
| Nov 2025 | 43 | 3 ROOM | S$5,100 |
median of 8 HDB rental approvals for 3 ROOM on Moh Guan Ter since 2025-10.
Buying or selling at S$688,232?
Buying: Stamp duty on S$688,232 · Cash and CPF needed on S$688,232 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$688,232.
Each opens with this figure filled in; change anything there.
Primary schools near 44 Moh Guan Ter
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 · 445 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 996 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- CHIJ (Kellock) (girls) · 1,048 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- River Valley Primary School · 1,124 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,182 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,271 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,658 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2024 | Blk 44 · 3 ROOM · 01 TO 03 · Standard · 47 years left | 60 sqm | S$618,888 | S$10,315 psm |
| Jul 2022 | Blk 44 · 2 ROOM · 01 TO 03 · Standard · 50 years left | 64 sqm | S$550,000 | S$8,594 psm |
| Feb 2022 | Blk 44 · 3 ROOM · 04 TO 06 · Standard · 50 years left | 77 sqm | S$640,000 | S$8,312 psm |
Showing 3 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 44 · 3 ROOM | S$4,550 | — |
| Apr 2026 | Blk 44 · 2 ROOM | S$2,700 | — |
| Jul 2025 | Blk 44 · 2 ROOM | S$2,700 | — |
| Jun 2025 | Blk 44 · 3 ROOM | S$4,550 | — |
| Jul 2024 | Blk 44 · 2 ROOM | S$2,700 | — |
| Oct 2023 | Blk 44 · 3 ROOM | S$4,550 | — |
| Oct 2023 | Blk 44 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 44 · 3 ROOM | S$2,400 | — |
| Mar 2021 | Blk 44 · 3 ROOM | S$2,400 | — |
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$648,140 | S$715,599 | S$775,007 | S$788,561 |
| 10 years | 35 years | S$605,030 | S$737,528 | S$865,069 | S$895,592 |
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.