Blk 120A Kim Tian Pl
Project page · 99-year lease from 2001
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 120A | 04 TO 06 | 91 sqm | S$880,000 | S$9,670 psm | ×1.000 | S$9,670 psm |
| Mar 2026 | Blk 120A | 07 TO 09 | 100 sqm | S$950,000 | S$9,500 psm | ×0.997 | S$9,472 psm |
| Jan 2026 | Blk 120A | 10 TO 12 | 100 sqm | S$950,000 | S$9,500 psm | ×0.997 | S$9,472 psm |
How accurate is this estimate for Kim Tian Pl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Kim Tian Pl since.
- Median error
- 2.9%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.38% gross yield
S$51,000 of rent a year against the estimate above · 0.82 points below flats like it
Homes like this rent for about S$4,250 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 120 | 4 ROOM | S$4,300 |
| Jul 2026 | 120 | 4 ROOM | S$4,550 |
| Jul 2026 | 120 | 4 ROOM | S$4,500 |
| Jul 2026 | 120A | 4 ROOM | S$4,100 |
| Jul 2026 | 121A | 4 ROOM | S$3,900 |
| Jun 2026 | 120A | 4 ROOM | S$4,200 |
| May 2026 | 121 | 4 ROOM | S$4,850 |
| May 2026 | 120 | 4 ROOM | S$4,400 |
median of 13 HDB rental approvals for 4 ROOM on Kim Tian Pl since 2025-10.
Buying or selling at S$947,198?
Buying: Stamp duty on S$947,198 · Cash and CPF needed on S$947,198 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$947,198.
Each opens with this figure filled in; change anything there.
Primary schools near 120a Kim Tian Pl
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 · 138 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 851 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 887 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Alexandra Primary School · 908 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Gan Eng Seng Primary School · 1,336 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,429 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,479 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 120A · 4 ROOM · 04 TO 06 · Model A · 74 years left | 91 sqm | S$880,000 | S$9,670 psm |
| Mar 2026 | Blk 120A · 4 ROOM · 07 TO 09 · Model A · 74 years left | 100 sqm | S$950,000 | S$9,500 psm |
| Jan 2026 | Blk 120A · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$950,000 | S$9,500 psm |
| Nov 2025 | Blk 120A · 5 ROOM · 16 TO 18 · Improved · 74 years left excluded: outlier | 115 sqm | S$1,150,000 | S$10,000 psm |
| Jan 2025 | Blk 120A · 5 ROOM · 07 TO 09 · Improved · 75 years left | 115 sqm | S$1,058,000 | S$9,200 psm |
| Jul 2024 | Blk 120A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 114 sqm | S$1,050,000 | S$9,211 psm |
| Jul 2024 | Blk 120A · 4 ROOM · 22 TO 24 · Model A · 76 years left | 100 sqm | S$988,000 | S$9,880 psm |
Showing 7 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 120A · 4 ROOM | S$4,100 | — |
| Jun 2026 | Blk 120A · 4 ROOM | S$4,200 | — |
| Jan 2026 | Blk 120A · 4 ROOM | S$4,500 | — |
| Nov 2025 | Blk 120A · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 120A · 5 ROOM | S$4,300 | — |
| Aug 2025 | Blk 120A · 4 ROOM | S$4,100 | — |
| Jun 2025 | Blk 120A · 5 ROOM | S$4,100 | — |
| Jun 2025 | Blk 120A · 4 ROOM | S$4,100 | — |
| Mar 2025 | Blk 120A · 5 ROOM | S$4,000 | — |
| Feb 2025 | Blk 120A · 4 ROOM | S$4,300 | — |
| Nov 2024 | Blk 120A · 5 ROOM | S$4,300 | — |
| Oct 2024 | Blk 120A · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 120A · 4 ROOM | S$4,000 | — |
| Oct 2024 | Blk 120A · 5 ROOM | S$3,700 | — |
| Jun 2024 | Blk 120A · 4 ROOM | S$4,100 | — |
| Jun 2024 | Blk 120A · 4 ROOM | S$3,800 | — |
| Apr 2024 | Blk 120A · 4 ROOM | S$4,200 | — |
| Nov 2023 | Blk 120A · 5 ROOM | S$4,400 | — |
| Nov 2023 | Blk 120A · 5 ROOM | S$4,000 | — |
| Oct 2023 | Blk 120A · 5 ROOM | S$4,000 | — |
| Aug 2023 | Blk 120A · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 120A · 5 ROOM | S$3,600 | — |
| Nov 2022 | Blk 120A · 4 ROOM | S$4,000 | — |
| Sept 2022 | Blk 120A · 5 ROOM | S$3,500 | — |
| May 2022 | Blk 120A · 4 ROOM | S$3,500 | — |
| Mar 2022 | Blk 120A · 5 ROOM | S$3,000 | — |
| Oct 2021 | Blk 120A · 5 ROOM | S$3,200 | — |
| Sept 2021 | Blk 120A · 5 ROOM | S$3,200 | — |
| Jul 2021 | Blk 120A · 5 ROOM | S$2,900 | — |
| Apr 2021 | Blk 120A · 5 ROOM | S$2,500 | — |
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 73 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 | 68 years | S$908,655 | S$1,003,228 | S$1,086,515 | S$1,105,517 |
| 10 years | 63 years | S$880,284 | S$1,073,061 | S$1,258,627 | S$1,303,036 |
| 20 years | 53 years | S$810,732 | S$1,204,706 | S$1,657,393 | S$1,776,414 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.