Blk 8 Jln Kukoh
Project page · 99-year lease from 1971
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 8 | 04 TO 06 | 53 sqm | S$280,000 | S$5,283 psm | ×1.000 | S$5,283 psm |
| Jul 2026 | Blk 8 | 04 TO 06 | 53 sqm | S$298,000 | S$5,623 psm | ×1.000 | S$5,623 psm |
| Nov 2025 | Blk 10 | 04 TO 06 | 53 sqm | S$320,000 | S$6,038 psm | ×0.996 | S$6,014 psm |
How accurate is this estimate for Jln Kukoh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Jln Kukoh since.
- Median error
- 4.2%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 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.
8.66% gross yield
S$25,800 of rent a year against the estimate above · 1.19 points above flats like it
Homes like this rent for about S$2,150 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 7.47%, from 79 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 8 | 2 ROOM | S$2,700 |
| Sept 2026 | 10 | 2 ROOM | S$1,500 |
| May 2026 | 10 | 2 ROOM | S$1,850 |
| Feb 2026 | 9 | 2 ROOM | S$2,400 |
| Feb 2026 | 8 | 2 ROOM | S$2,300 |
| Jan 2026 | 9 | 2 ROOM | S$1,500 |
| Dec 2025 | 10 | 2 ROOM | S$2,300 |
| Nov 2025 | 9 | 2 ROOM | S$2,300 |
median of 12 HDB rental approvals for 2 ROOM on Jln Kukoh since 2025-10.
Buying or selling at S$298,000?
Buying: Stamp duty on S$298,000 · Cash and CPF needed on S$298,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$298,000.
Each opens with this figure filled in; change anything there.
Primary schools near 8 Jln Kukoh
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
- River Valley Primary School · 725 m · no 2025 Phase 2C ballot
1 to 2 km
- Cantonment Primary School · 1,189 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 1,414 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,644 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ (Kellock) (girls) · 1,823 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 1,909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 8 · 2 ROOM · 04 TO 06 · Improved · 44 years left | 53 sqm | S$280,000 | S$5,283 psm |
| Jul 2026 | Blk 8 · 2 ROOM · 04 TO 06 · Improved · 44 years left | 53 sqm | S$298,000 | S$5,623 psm |
| Feb 2026 | Blk 8 · 4 ROOM · 16 TO 18 · Adjoined flat · 44 years left | 107 sqm | S$688,888 | S$6,438 psm |
| Aug 2025 | Blk 8 · 2 ROOM · 10 TO 12 · Improved · 45 years left | 54 sqm | S$320,000 | S$5,926 psm |
| Oct 2023 | Blk 8 · 4 ROOM · 16 TO 18 · Adjoined flat · 47 years left | 106 sqm | S$560,000 | S$5,283 psm |
| Feb 2023 | Blk 8 · 2 ROOM · 07 TO 09 · Improved · 47 years left | 53 sqm | S$300,000 | S$5,660 psm |
| Dec 2022 | Blk 8 · 2 ROOM · 16 TO 18 · Improved · 48 years left | 54 sqm | S$308,000 | S$5,704 psm |
| Nov 2022 | Blk 8 · 2 ROOM · 07 TO 09 · Improved · 48 years left | 53 sqm | S$285,000 | S$5,377 psm |
| Sept 2022 | Blk 8 · 2 ROOM · 16 TO 18 · Improved · 48 years left | 54 sqm | S$266,000 | S$4,926 psm |
| Feb 2022 | Blk 8 · 2 ROOM · 10 TO 12 · Improved · 48 years left | 53 sqm | S$280,168 | S$5,286 psm |
Showing 10 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 8 · 2 ROOM | S$2,700 | — |
| Aug 2026 | Blk 8 · 3 ROOM | S$3,200 | — |
| Feb 2026 | Blk 8 · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 8 · 3 ROOM | S$3,400 | — |
| Oct 2025 | Blk 8 · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 8 · 2 ROOM | S$2,000 | — |
| Oct 2025 | Blk 8 · 2 ROOM | S$1,200 | — |
| Aug 2025 | Blk 8 · 2 ROOM | S$2,600 | — |
| Jul 2025 | Blk 8 · 2 ROOM | S$2,600 | — |
| Jun 2025 | Blk 8 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 8 · 2 ROOM | S$2,800 | — |
| May 2025 | Blk 8 · 2 ROOM | S$600 | — |
| Mar 2025 | Blk 8 · 2 ROOM | S$2,700 | — |
| Oct 2024 | Blk 8 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 8 · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 8 · 2 ROOM | S$2,500 | — |
| Sept 2024 | Blk 8 · 2 ROOM | S$2,350 | — |
| Jun 2024 | Blk 8 · 2 ROOM | S$2,600 | — |
| Apr 2024 | Blk 8 · 2 ROOM | S$2,500 | — |
| Apr 2024 | Blk 8 · 2 ROOM | S$1,800 | — |
| Mar 2024 | Blk 8 · 3 ROOM | S$3,400 | — |
| Feb 2024 | Blk 8 · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 8 · 2 ROOM | S$2,300 | — |
| Nov 2023 | Blk 8 · 2 ROOM | S$1,200 | — |
| Oct 2023 | Blk 8 · 2 ROOM | S$3,300 | — |
| Oct 2023 | Blk 8 · 2 ROOM | S$1,850 | — |
| Jul 2023 | Blk 8 · 2 ROOM | S$2,700 | — |
| Jun 2023 | Blk 8 · 2 ROOM | S$2,800 | — |
| Jun 2023 | Blk 8 · 3 ROOM | S$2,700 | — |
| Jun 2023 | Blk 8 · 2 ROOM | S$2,600 | — |
| May 2023 | Blk 8 · 3 ROOM | S$3,400 | — |
| May 2023 | Blk 8 · 2 ROOM | S$2,500 | — |
| Apr 2023 | Blk 8 · 2 ROOM | S$1,700 | — |
| Mar 2023 | Blk 8 · 2 ROOM | S$2,800 | — |
| Nov 2022 | Blk 8 · 3 ROOM | S$3,400 | — |
| Sept 2022 | Blk 8 · 2 ROOM | S$2,500 | — |
| Apr 2022 | Blk 8 · 2 ROOM | S$1,550 | — |
| Mar 2022 | Blk 8 · 3 ROOM | S$2,800 | — |
| Mar 2022 | Blk 8 · 2 ROOM | S$1,800 | — |
| Mar 2022 | Blk 8 · 2 ROOM | S$1,500 | — |
| Jan 2022 | Blk 8 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 8 · 3 ROOM | S$1,950 | — |
| Oct 2021 | Blk 8 · 2 ROOM | S$1,700 | — |
| Aug 2021 | Blk 8 · 2 ROOM | S$350 | — |
| Jun 2021 | Blk 8 · 2 ROOM | S$1,600 | — |
| Feb 2021 | Blk 8 · 3 ROOM | S$1,900 | — |
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 43 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 | 38 years | S$278,179 | S$307,132 | S$332,630 | S$338,447 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.