Blk 46 Seng Poh Rd
Project page · 99-year lease from 1973
Based on 33 sales in projects within 1 km, last 24 months. Search widened 3 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 · 112 m | 04 TO 06 | 77 sqm | S$695,000 | S$9,026 psm | ×1.000 | S$9,026 psm |
| Sept 2026 | Blk 45 · 100 m | 01 TO 03 | 88 sqm | S$770,000 | S$8,750 psm | ×1.000 | S$8,750 psm |
| Sept 2026 | Blk 37 · 204 m | 01 TO 03 | 75 sqm | S$718,000 | S$9,573 psm | ×1.000 | S$9,573 psm |
| Aug 2026 | Blk 17 · 194 m | 01 TO 03 | 88 sqm | S$800,000 | S$9,091 psm | ×1.000 | S$9,091 psm |
| Jul 2026 | Blk 27 · 204 m | 01 TO 03 | 75 sqm | S$760,000 | S$10,133 psm | ×1.000 | S$10,133 psm |
| Jul 2026 | Blk 46 | 01 TO 03 | 88 sqm | S$850,000 | S$9,659 psm | ×1.000 | S$9,659 psm |
| Jun 2026 | Blk 50 · 112 m | 01 TO 03 | 75 sqm | S$777,000 | S$10,360 psm | ×1.000 | S$10,360 psm |
| Jun 2026 | Blk 26 · 194 m | 01 TO 03 | 75 sqm | S$750,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| May 2026 | Blk 37 · 204 m | 01 TO 03 | 88 sqm | S$790,000 | S$8,977 psm | ×1.000 | S$8,977 psm |
| Mar 2026 | Blk 29 · 204 m | 01 TO 03 | 88 sqm | S$755,000 | S$8,580 psm | ×0.997 | S$8,554 psm |
| Feb 2026 | Blk 38 · 149 m | 01 TO 03 | 88 sqm | S$800,000 | S$9,091 psm | ×0.997 | S$9,064 psm |
| Dec 2025 | Blk 131 · 868 m | 04 TO 06 | 76 sqm | S$420,000 | S$5,526 psm | ×0.996 | S$5,505 psm |
| Dec 2025 | Blk 77 · 927 m | 04 TO 06 | 75 sqm | S$473,000 | S$6,307 psm | ×0.996 | S$6,282 psm |
| Nov 2025 | Blk 22 · 194 m | 01 TO 03 | 88 sqm | S$700,000 | S$7,955 psm | ×0.996 | S$7,923 psm |
| Nov 2025 | Blk 35 · 204 m | 04 TO 06 | 88 sqm | S$832,000 | S$9,455 psm | ×0.996 | S$9,417 psm |
| Nov 2025 | Blk 37 · 204 m | 01 TO 03 | 88 sqm | S$780,000 | S$8,864 psm | ×0.996 | S$8,829 psm |
| Jul 2025 | Blk 34 · 100 m | 04 TO 06 | 88 sqm | S$815,000 | S$9,261 psm | ×0.996 | S$9,220 psm |
| Jun 2025 | Blk 25 · 204 m | 01 TO 03 | 88 sqm | S$770,000 | S$8,750 psm | ×1.000 | S$8,746 psm |
| Jun 2025 | Blk 25 · 204 m | 01 TO 03 | 88 sqm | S$828,000 | S$9,409 psm | ×1.000 | S$9,404 psm |
| May 2025 | Blk 18 · 194 m | 04 TO 06 | 88 sqm | S$830,000 | S$9,432 psm | ×1.000 | S$9,427 psm |
| May 2025 | Blk 45 · 100 m | 01 TO 03 | 88 sqm | S$780,000 | S$8,864 psm | ×1.000 | S$8,859 psm |
| May 2025 | Blk 35 · 204 m | 01 TO 03 | 88 sqm | S$800,000 | S$9,091 psm | ×1.000 | S$9,086 psm |
| Apr 2025 | Blk 24 · 194 m | 01 TO 03 | 88 sqm | S$820,000 | S$9,318 psm | ×1.000 | S$9,314 psm |
| Apr 2025 | Blk 17 · 194 m | 01 TO 03 | 88 sqm | S$800,000 | S$9,091 psm | ×1.000 | S$9,086 psm |
| Apr 2025 | Blk 37 · 204 m | 04 TO 06 | 88 sqm | S$800,000 | S$9,091 psm | ×1.000 | S$9,086 psm |
| Mar 2025 | Blk 45 · 100 m | 01 TO 03 | 88 sqm | S$765,000 | S$8,693 psm | ×1.009 | S$8,771 psm |
| Mar 2025 | Blk 37 · 204 m | 01 TO 03 | 88 sqm | S$780,000 | S$8,864 psm | ×1.009 | S$8,943 psm |
| Dec 2024 | Blk 50 · 112 m | 01 TO 03 | 88 sqm | S$750,000 | S$8,523 psm | ×1.025 | S$8,734 psm |
| Dec 2024 | Blk 42 · 100 m | 01 TO 03 | 88 sqm | S$750,000 | S$8,523 psm | ×1.025 | S$8,734 psm |
| Nov 2024 | Blk 36 · 112 m | 04 TO 06 | 88 sqm | S$760,000 | S$8,636 psm | ×1.025 | S$8,850 psm |
| Nov 2024 | Blk 130 · 435 m | 01 TO 03 | 76 sqm | S$495,000 | S$6,513 psm | ×1.025 | S$6,674 psm |
| Nov 2024 | Blk 21 · 204 m | 01 TO 03 | 88 sqm | S$778,000 | S$8,841 psm | ×1.025 | S$9,060 psm |
| Nov 2024 | Blk 35 · 204 m | 01 TO 03 | 88 sqm | S$850,000 | S$9,659 psm | ×1.025 | S$9,898 psm |
How accurate is this estimate for Seng Poh Rd?
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.
6.47% gross yield
S$51,600 of rent a year against the estimate above · 2.81 points below flats like it
Homes like this rent for about S$4,300 a month, the middle of 2 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 |
|---|---|---|---|
| Jul 2026 | 46 | 3 ROOM | S$4,100 |
| Feb 2026 | 17 | 3 ROOM | S$4,500 |
median of 2 HDB rental approvals for 3 ROOM on Seng Poh Rd since 2025-10.
Buying or selling at S$797,263?
Buying: Stamp duty on S$797,263 · Cash and CPF needed on S$797,263 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$797,263.
Each opens with this figure filled in; change anything there.
Primary schools near 46 Seng Poh 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
- Zhangde Primary School · 500 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ (Kellock) (girls) · 1,023 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Alexandra Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- River Valley Primary School · 1,142 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,201 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,717 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 46 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 88 sqm | S$850,000 | S$9,659 psm |
| Jan 2023 | Blk 46 · 3 ROOM · 01 TO 03 · Standard · 49 years left | 88 sqm | S$675,000 | S$7,670 psm |
| Nov 2021 | Blk 46 · 3 ROOM · 01 TO 03 · Standard · 50 years left | 88 sqm | S$780,000 | S$8,864 psm |
Showing 3 of 9.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 46 · 3 ROOM | S$4,100 | — |
| Feb 2025 | Blk 46 · 3 ROOM | S$6,000 | — |
| Jan 2025 | Blk 46 · 3 ROOM | S$4,850 | — |
| May 2024 | Blk 46 · 3 ROOM | S$4,200 | — |
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$750,820 | S$828,965 | S$897,785 | S$913,487 |
| 10 years | 35 years | S$700,880 | S$854,368 | S$1,002,115 | S$1,037,473 |
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.