Blk 9A Boon Tiong Rd
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 9A | 07 TO 09 | 112 sqm | S$1,500,000 | S$13,393 psm | ×1.000 | S$13,393 psm |
| Mar 2026 | Blk 9A | 25 TO 27 | 112 sqm | S$1,648,888 | S$14,722 psm | ×0.997 | S$14,679 psm |
| Feb 2026 | Blk 9A | 07 TO 09 | 112 sqm | S$1,480,888 | S$13,222 psm | ×0.997 | S$13,183 psm |
How accurate is this estimate for Boon Tiong Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Boon Tiong Rd since.
- Median error
- 3.5%
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.
3.68% gross yield
S$55,200 of rent a year against the estimate above · 0.68 points below flats like it
Homes like this rent for about S$4,600 a month, the middle of 23 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 2C | 5 ROOM | S$5,500 |
| Sept 2026 | 9B | 5 ROOM | S$5,400 |
| Sept 2026 | 4A | 5 ROOM | S$4,600 |
| Sept 2026 | 2C | 5 ROOM | S$4,500 |
| Aug 2026 | 2C | 5 ROOM | S$4,600 |
| Jul 2026 | 6B | 5 ROOM | S$4,800 |
| Jun 2026 | 9B | 5 ROOM | S$5,200 |
| Jun 2026 | 8B | 5 ROOM | S$5,000 |
median of 23 HDB rental approvals for 5 ROOM on Boon Tiong Rd since 2025-10.
Buying or selling at S$1,500,000?
Buying: Stamp duty on S$1,500,000 · Cash and CPF needed on S$1,500,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,500,000.
Each opens with this figure filled in; change anything there.
Primary schools near 9a Boon Tiong 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 · 323 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 619 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- River Valley Primary School · 1,077 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ (Kellock) (girls) · 1,251 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,288 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,375 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,648 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 9A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 112 sqm | S$1,500,000 | S$13,393 psm |
| May 2026 | Blk 9A · 4 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 92 sqm | S$1,000,000 | S$10,870 psm |
| Mar 2026 | Blk 9A · 5 ROOM · 25 TO 27 · Improved · 89 years left | 112 sqm | S$1,648,888 | S$14,722 psm |
| Feb 2026 | Blk 9A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 112 sqm | S$1,480,888 | S$13,222 psm |
| Sept 2025 | Blk 9A · 5 ROOM · 31 TO 33 · Improved · 89 years left | 112 sqm | S$1,580,000 | S$14,107 psm |
| Aug 2025 | Blk 9A · 5 ROOM · 25 TO 27 · Improved · 89 years left | 112 sqm | S$1,528,000 | S$13,643 psm |
| Jul 2025 | Blk 9A · 5 ROOM · 19 TO 21 · Improved · 90 years left | 112 sqm | S$1,568,000 | S$14,000 psm |
| Apr 2025 | Blk 9A · 5 ROOM · 01 TO 03 · Improved · 90 years left | 112 sqm | S$1,260,000 | S$11,250 psm |
| Feb 2025 | Blk 9A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$1,420,000 | S$12,679 psm |
| Feb 2025 | Blk 9A · 4 ROOM · 25 TO 27 · Model A · 90 years left | 92 sqm | S$1,338,000 | S$14,543 psm |
| Jan 2025 | Blk 9A · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$1,450,000 | S$12,946 psm |
| Jan 2025 | Blk 9A · 4 ROOM · 31 TO 33 · Model A · 90 years left | 92 sqm | S$1,250,000 | S$13,587 psm |
| Dec 2024 | Blk 9A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$1,300,000 | S$14,130 psm |
| Mar 2024 | Blk 9A · 5 ROOM · 19 TO 21 · Improved · 91 years left | 112 sqm | S$1,450,000 | S$12,946 psm |
| Oct 2023 | Blk 9A · 4 ROOM · 19 TO 21 · Model A · 91 years left | 92 sqm | S$1,100,000 | S$11,957 psm |
| Apr 2023 | Blk 9A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$1,000,000 | S$10,870 psm |
| May 2022 | Blk 9A · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 92 sqm | S$750,000 | S$8,152 psm |
| Feb 2022 | Blk 9A · 5 ROOM · 07 TO 09 · Improved · 93 years left excluded: outlier | 112 sqm | S$1,155,000 | S$10,313 psm |
| Dec 2021 | Blk 9A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$970,000 | S$10,543 psm |
| Oct 2021 | Blk 9A · 4 ROOM · 28 TO 30 · Model A · 93 years left | 92 sqm | S$1,010,000 | S$10,978 psm |
| Oct 2021 | Blk 9A · 4 ROOM · 22 TO 24 · Model A · 93 years left | 92 sqm | S$940,000 | S$10,217 psm |
Showing 21 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 9A · 4 ROOM | S$5,500 | — |
| Apr 2026 | Blk 9A · 4 ROOM | S$4,300 | — |
| Feb 2026 | Blk 9A · 4 ROOM | S$4,700 | — |
| Jul 2025 | Blk 9A · 4 ROOM | S$4,100 | — |
| Jun 2025 | Blk 9A · 5 ROOM | S$5,000 | — |
| Mar 2025 | Blk 9A · 5 ROOM | S$4,900 | — |
| Jan 2025 | Blk 9A · 5 ROOM | S$4,800 | — |
| Jul 2024 | Blk 9A · 5 ROOM | S$4,300 | — |
| May 2024 | Blk 9A · 4 ROOM | S$4,800 | — |
| Feb 2024 | Blk 9A · 4 ROOM | S$4,500 | — |
| Mar 2023 | Blk 9A · 5 ROOM | S$4,500 | — |
| Jan 2023 | Blk 9A · 5 ROOM | S$5,000 | — |
| Jan 2023 | Blk 9A · 5 ROOM | S$4,900 | — |
| Jul 2022 | Blk 9A · 4 ROOM | S$4,000 | — |
| Jun 2022 | Blk 9A · 5 ROOM | S$4,300 | — |
| Feb 2022 | Blk 9A · 5 ROOM | S$3,700 | — |
| Feb 2022 | Blk 9A · 4 ROOM | S$3,300 | — |
| Jan 2021 | Blk 9A · 4 ROOM | S$3,000 | — |
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 88 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 | 83 years | S$1,408,382 | S$1,554,967 | S$1,684,059 | S$1,713,512 |
| 10 years | 78 years | S$1,316,366 | S$1,604,643 | S$1,882,134 | S$1,948,543 |
| 20 years | 68 years | S$1,191,765 | S$1,770,900 | S$2,436,345 | S$2,611,304 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.