Blk 8A Boon Tiong Rd
Project page · 99-year lease from 2005
Based on 15 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 6B | 19 TO 21 | 100 sqm | S$1,210,000 | S$12,100 psm | ×1.000 | S$12,100 psm |
| Sept 2026 | Blk 2A | 22 TO 24 | 100 sqm | S$1,170,000 | S$11,700 psm | ×1.000 | S$11,700 psm |
| Sept 2026 | Blk 8B | 10 TO 12 | 100 sqm | S$1,088,000 | S$10,880 psm | ×1.000 | S$10,880 psm |
| Aug 2026 | Blk 8B | 10 TO 12 | 100 sqm | S$1,180,000 | S$11,800 psm | ×1.000 | S$11,800 psm |
| Aug 2026 | Blk 8A | 13 TO 15 | 100 sqm | S$1,071,000 | S$10,710 psm | ×1.000 | S$10,710 psm |
| Jul 2026 | Blk 6B | 19 TO 21 | 100 sqm | S$1,200,000 | S$12,000 psm | ×1.000 | S$12,000 psm |
| Jun 2026 | Blk 8B | 07 TO 09 | 100 sqm | S$1,105,000 | S$11,050 psm | ×1.000 | S$11,050 psm |
| Jun 2026 | Blk 4B | 01 TO 03 | 100 sqm | S$900,000 | S$9,000 psm | ×1.000 | S$9,000 psm |
| Apr 2026 | Blk 6B | 16 TO 18 | 100 sqm | S$1,150,000 | S$11,500 psm | ×1.000 | S$11,500 psm |
| Apr 2026 | Blk 8B | 19 TO 21 | 100 sqm | S$1,070,000 | S$10,700 psm | ×1.000 | S$10,700 psm |
| Jan 2026 | Blk 2A | 13 TO 15 | 100 sqm | S$1,150,000 | S$11,500 psm | ×0.997 | S$11,466 psm |
| Jan 2026 | Blk 6A | 10 TO 12 | 100 sqm | S$1,045,000 | S$10,450 psm | ×0.997 | S$10,419 psm |
| Nov 2025 | Blk 6B | 16 TO 18 | 100 sqm | S$1,108,000 | S$11,080 psm | ×0.996 | S$11,036 psm |
| Nov 2025 | Blk 4B | 04 TO 06 | 100 sqm | S$988,000 | S$9,880 psm | ×0.996 | S$9,841 psm |
| Nov 2025 | Blk 2A | 16 TO 18 | 100 sqm | S$1,000,000 | S$10,000 psm | ×0.996 | S$9,961 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.
4.89% gross yield
S$54,000 of rent a year against the estimate above · 1.31 points below flats like it
Homes like this rent for about S$4,500 a month, the middle of 47 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 | 2A | 4 ROOM | S$5,200 |
| Sept 2026 | 6B | 4 ROOM | S$3,200 |
| Aug 2026 | 10B | 4 ROOM | S$4,420 |
| Aug 2026 | 4B | 4 ROOM | S$4,400 |
| Aug 2026 | 9B | 4 ROOM | S$4,200 |
| Aug 2026 | 4B | 4 ROOM | S$4,050 |
| Jul 2026 | 10A | 4 ROOM | S$4,900 |
| Jul 2026 | 10B | 4 ROOM | S$4,900 |
median of 47 HDB rental approvals for 4 ROOM on Boon Tiong Rd since 2025-10.
Buying or selling at S$1,103,647?
Buying: Stamp duty on S$1,103,647 · Cash and CPF needed on S$1,103,647 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,103,647.
Each opens with this figure filled in; change anything there.
Primary schools near 8a 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 · 415 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 762 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- River Valley Primary School · 989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ (Kellock) (girls) · 1,243 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,323 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cantonment Primary School · 1,510 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,538 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 8A · 4 ROOM · 13 TO 15 · Model A · 78 years left | 100 sqm | S$1,071,000 | S$10,710 psm |
| Jul 2025 | Blk 8A · 4 ROOM · 16 TO 18 · Model A · 79 years left | 100 sqm | S$1,018,500 | S$10,185 psm |
| Feb 2025 | Blk 8A · 5 ROOM · 01 TO 03 · Improved · 80 years left excluded: outlier | 115 sqm | S$985,000 | S$8,565 psm |
| Feb 2025 | Blk 8A · 4 ROOM · 01 TO 03 · Model A · 80 years left excluded: outlier | 100 sqm | S$815,000 | S$8,150 psm |
| Jan 2025 | Blk 8A · 4 ROOM · 07 TO 09 · Model A · 80 years left | 100 sqm | S$950,000 | S$9,500 psm |
| Dec 2023 | Blk 8A · 4 ROOM · 07 TO 09 · Model A · 81 years left | 100 sqm | S$830,000 | S$8,300 psm |
| Aug 2023 | Blk 8A · 4 ROOM · 07 TO 09 · Model A · 81 years left | 100 sqm | S$938,000 | S$9,380 psm |
| Jun 2023 | Blk 8A · 5 ROOM · 16 TO 18 · Improved · 81 years left | 115 sqm | S$1,020,000 | S$8,870 psm |
| Jan 2023 | Blk 8A · 4 ROOM · 07 TO 09 · Model A · 82 years left | 100 sqm | S$865,888 | S$8,659 psm |
| Jan 2022 | Blk 8A · 4 ROOM · 01 TO 03 · Model A · 83 years left | 100 sqm | S$768,000 | S$7,680 psm |
| Dec 2021 | Blk 8A · 4 ROOM · 10 TO 12 · Model A · 83 years left | 100 sqm | S$875,000 | S$8,750 psm |
Showing 11 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 8A · 4 ROOM | S$4,200 | — |
| Dec 2025 | Blk 8A · 4 ROOM | S$4,800 | — |
| Oct 2025 | Blk 8A · 5 ROOM | S$4,350 | — |
| Apr 2025 | Blk 8A · 4 ROOM | S$4,600 | — |
| Mar 2025 | Blk 8A · 4 ROOM | S$4,400 | — |
| Dec 2024 | Blk 8A · 5 ROOM | S$3,800 | — |
| Sept 2024 | Blk 8A · 4 ROOM | S$4,300 | — |
| Aug 2024 | Blk 8A · 5 ROOM | S$4,300 | — |
| Apr 2024 | Blk 8A · 4 ROOM | S$4,600 | — |
| Dec 2023 | Blk 8A · 5 ROOM | S$4,200 | — |
| Nov 2023 | Blk 8A · 4 ROOM | S$4,300 | — |
| Apr 2023 | Blk 8A · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 8A · 4 ROOM | S$5,200 | — |
| Nov 2022 | Blk 8A · 4 ROOM | S$4,400 | — |
| Apr 2022 | Blk 8A · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 8A · 4 ROOM | S$2,800 | — |
| Aug 2021 | Blk 8A · 4 ROOM | S$2,900 | — |
| Apr 2021 | Blk 8A · 4 ROOM | S$2,800 | — |
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 77 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 | 72 years | S$1,041,565 | S$1,149,972 | S$1,245,441 | S$1,267,223 |
| 10 years | 67 years | S$999,180 | S$1,217,995 | S$1,428,624 | S$1,479,031 |
| 20 years | 57 years | S$933,906 | S$1,387,735 | S$1,909,199 | S$2,046,303 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.