Blk 78 Indus Rd
Project page · 99-year lease from 1982
Based on 7 sales in this street, last 12 months. Search widened 1 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 |
|---|---|---|---|---|---|---|---|
| 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 |
| Apr 2026 | Blk 78 | 10 TO 12 | 65 sqm | S$480,000 | S$7,385 psm | ×1.000 | S$7,385 psm |
| Mar 2026 | Blk 78 | 16 TO 18 | 65 sqm | S$490,000 | S$7,538 psm | ×0.997 | S$7,516 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.
8.11% gross yield
S$36,600 of rent a year against the estimate above · 0.3 points above flats like it
Homes like this rent for about S$3,050 a month, the middle of 18 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 blocks. This town has too few such blocks to measure on its own.
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$451,485?
Buying: Stamp duty on S$451,485 · Cash and CPF needed on S$451,485 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$451,485.
Each opens with this figure filled in; change anything there.
Primary schools near 78 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 · 253 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 742 m · no 2025 Phase 2C ballot
- River Valley Primary School · 953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Gan Eng Seng Primary School · 1,351 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,731 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,741 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 78 · 3 ROOM · 10 TO 12 · Improved · 56 years left | 65 sqm | S$480,000 | S$7,385 psm |
| Mar 2026 | Blk 78 · 3 ROOM · 16 TO 18 · Improved · 56 years left | 65 sqm | S$490,000 | S$7,538 psm |
| Nov 2025 | Blk 78 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 76 sqm | S$473,000 | S$6,224 psm |
| Aug 2025 | Blk 78 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 65 sqm | S$465,000 | S$7,154 psm |
| May 2025 | Blk 78 · 3 ROOM · 10 TO 12 · Improved · 56 years left | 76 sqm | S$510,000 | S$6,711 psm |
| Jan 2025 | Blk 78 · 3 ROOM · 19 TO 21 · Improved · 57 years left | 76 sqm | S$570,000 | S$7,500 psm |
| Sept 2023 | Blk 78 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 76 sqm | S$535,000 | S$7,039 psm |
| Dec 2022 | Blk 78 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$455,000 | S$7,000 psm |
| Sept 2022 | Blk 78 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 65 sqm | S$427,888 | S$6,583 psm |
| Apr 2022 | Blk 78 · 3 ROOM · 16 TO 18 · Improved · 59 years left | 76 sqm | S$518,000 | S$6,816 psm |
| Mar 2022 | Blk 78 · 3 ROOM · 19 TO 21 · Improved · 60 years left | 76 sqm | S$496,000 | S$6,526 psm |
| Feb 2022 | Blk 78 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 65 sqm | S$445,000 | S$6,846 psm |
Showing 12 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 78 · 3 ROOM | S$3,400 | — |
| May 2026 | Blk 78 · 3 ROOM | S$3,100 | — |
| Jan 2026 | Blk 78 · 3 ROOM | S$2,000 | — |
| Dec 2025 | Blk 78 · 3 ROOM | S$3,300 | — |
| Dec 2025 | Blk 78 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 78 · 3 ROOM | S$3,300 | — |
| Jun 2025 | Blk 78 · 3 ROOM | S$3,400 | — |
| May 2025 | Blk 78 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 78 · 3 ROOM | S$3,150 | — |
| Oct 2024 | Blk 78 · 3 ROOM | S$2,300 | — |
| Jun 2024 | Blk 78 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 78 · 3 ROOM | S$2,600 | — |
| Mar 2024 | Blk 78 · 3 ROOM | S$3,100 | — |
| Jan 2024 | Blk 78 · 3 ROOM | S$3,500 | — |
| Jan 2024 | Blk 78 · 3 ROOM | S$2,000 | — |
| Jan 2024 | Blk 78 · 3 ROOM | S$2,000 | — |
| Dec 2023 | Blk 78 · 3 ROOM | S$3,400 | — |
| Dec 2023 | Blk 78 · 3 ROOM | S$3,000 | — |
| Apr 2023 | Blk 78 · 3 ROOM | S$3,200 | — |
| Jan 2023 | Blk 78 · 3 ROOM | S$3,100 | — |
| Oct 2022 | Blk 78 · 3 ROOM | S$2,700 | — |
| Oct 2022 | Blk 78 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 78 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 78 · 3 ROOM | S$2,300 | — |
| Mar 2022 | Blk 78 · 3 ROOM | S$2,280 | — |
| Jan 2022 | Blk 78 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 78 · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 78 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 78 · 3 ROOM | S$2,280 | — |
| Aug 2021 | Blk 78 · 3 ROOM | S$1,900 | — |
| Apr 2021 | Blk 78 · 3 ROOM | S$2,200 | — |
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 54 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 | 49 years | S$428,743 | S$473,367 | S$512,666 | S$521,632 |
| 10 years | 44 years | S$403,767 | S$492,190 | S$577,304 | S$597,674 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.