homequant
HDB · 164010

Blk 10B Boon Tiong Rd

Project page · 99-year lease from 2016

Indicative value range
S$1,135,141 – S$1,223,230
Indicative mid S$1,196,460 · S$13,752 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 10B10 TO 1287 sqmS$1,250,000S$14,368 psm×1.000S$14,368 psm
Mar 2026Blk 10B04 TO 0687 sqmS$1,077,000S$12,379 psm×0.997S$12,343 psm
Mar 2026Blk 10B19 TO 2187 sqmS$1,200,000S$13,793 psm×0.997S$13,752 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.

4.51% gross yield

S$54,000 of rent a year against the estimate above · 1.06 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 80 to 89 years of lease left yield 5.57%, from 167 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

ApprovedBlockFlatRent a month
Sept 20262A4 ROOMS$5,200
Sept 20266B4 ROOMS$3,200
Aug 202610B4 ROOMS$4,420
Aug 20264B4 ROOMS$4,400
Aug 20269B4 ROOMS$4,200
Aug 20264B4 ROOMS$4,050
Jul 202610A4 ROOMS$4,900
Jul 202610B4 ROOMS$4,900

median of 47 HDB rental approvals for 4 ROOM on Boon Tiong Rd since 2025-10.

Buying or selling at S$1,196,460?

Buying: Stamp duty on S$1,196,460 · Cash and CPF needed on S$1,196,460 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,196,460.

Each opens with this figure filled in; change anything there.

Primary schools near 10b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 10B · 4 ROOM · 10 TO 12 · Model A · 88 years left
87 sqmS$1,250,000S$14,368 psm
Apr 2026
Blk 10B · 3 ROOM · 10 TO 12 · Model A · 89 years left
62 sqmS$860,000S$13,871 psm
Mar 2026
Blk 10B · 4 ROOM · 19 TO 21 · Model A · 89 years left
87 sqmS$1,200,000S$13,793 psm
Mar 2026
Blk 10B · 4 ROOM · 04 TO 06 · Model A · 89 years left
87 sqmS$1,077,000S$12,379 psm
Jan 2026
Blk 10B · 3 ROOM · 22 TO 24 · Model A · 89 years left
62 sqmS$910,000S$14,677 psm
Oct 2025
Blk 10B · 4 ROOM · 19 TO 21 · Model A · 89 years left
87 sqmS$1,208,888S$13,895 psm
Sept 2025
Blk 10B · 4 ROOM · 13 TO 15 · Model A · 89 years left
87 sqmS$1,180,000S$13,563 psm
Aug 2025
Blk 10B · 4 ROOM · 22 TO 24 · Model A · 89 years left
87 sqmS$1,230,000S$14,138 psm
Aug 2025
Blk 10B · 4 ROOM · 10 TO 12 · Model A · 89 years left
87 sqmS$1,070,000S$12,299 psm
Aug 2025
Blk 10B · 4 ROOM · 25 TO 27 · Model A · 90 years left
87 sqmS$1,200,000S$13,793 psm
Jul 2025
Blk 10B · 4 ROOM · 28 TO 30 · Model A · 90 years left
87 sqmS$1,190,000S$13,678 psm
Jul 2025
Blk 10B · 4 ROOM · 19 TO 21 · Model A · 90 years left
87 sqmS$1,190,000S$13,678 psm
Jun 2025
Blk 10B · 4 ROOM · 19 TO 21 · Model A · 90 years left
87 sqmS$1,157,000S$13,299 psm
May 2025
Blk 10B · 4 ROOM · 16 TO 18 · Model A · 90 years left
87 sqmS$1,180,000S$13,563 psm
Nov 2024
Blk 10B · 4 ROOM · 19 TO 21 · Model A · 90 years left
87 sqmS$1,188,888S$13,665 psm
Oct 2024
Blk 10B · 4 ROOM · 01 TO 03 · Model A · 90 years left
87 sqmS$1,000,688S$11,502 psm
Jul 2024
Blk 10B · 4 ROOM · 28 TO 30 · Model A · 91 years left
87 sqmS$1,210,000S$13,908 psm
Dec 2023
Blk 10B · 4 ROOM · 04 TO 06 · Model A · 91 years left
87 sqmS$1,000,000S$11,494 psm
Jul 2023
Blk 10B · 4 ROOM · 07 TO 09 · Model A · 92 years left
87 sqmS$1,010,000S$11,609 psm
May 2023
Blk 10B · 3 ROOM · 01 TO 03 · Model A · 92 years left
excluded: outlier
62 sqmS$640,000S$10,323 psm
Apr 2023
Blk 10B · 3 ROOM · 07 TO 09 · Model A · 92 years left
62 sqmS$660,000S$10,645 psm
Mar 2023
Blk 10B · 4 ROOM · 13 TO 15 · Model A · 92 years left
87 sqmS$1,000,000S$11,494 psm
Feb 2023
Blk 10B · 3 ROOM · 13 TO 15 · Model A · 92 years left
62 sqmS$700,000S$11,290 psm
Jan 2023
Blk 10B · 4 ROOM · 13 TO 15 · Model A · 92 years left
87 sqmS$1,025,000S$11,782 psm
Oct 2022
Blk 10B · 4 ROOM · 10 TO 12 · Model A · 92 years left
87 sqmS$960,000S$11,034 psm
Aug 2022
Blk 10B · 3 ROOM · 19 TO 21 · Model A · 93 years left
62 sqmS$710,000S$11,452 psm
Jul 2022
Blk 10B · 3 ROOM · 19 TO 21 · Model A · 93 years left
62 sqmS$700,000S$11,290 psm
Jun 2022
Blk 10B · 4 ROOM · 28 TO 30 · Model A · 93 years left
87 sqmS$1,158,000S$13,310 psm
May 2022
Blk 10B · 3 ROOM · 10 TO 12 · Model A · 93 years left
62 sqmS$680,888S$10,982 psm
Mar 2022
Blk 10B · 4 ROOM · 25 TO 27 · Model A · 93 years left
87 sqmS$996,000S$11,448 psm
Jan 2022
Blk 10B · 4 ROOM · 04 TO 06 · Model A · 93 years left
87 sqmS$908,000S$10,437 psm
Dec 2021
Blk 10B · 3 ROOM · 10 TO 12 · Model A · 93 years left
62 sqmS$668,800S$10,787 psm
Nov 2021
Blk 10B · 4 ROOM · 25 TO 27 · Model A · 93 years left
87 sqmS$980,000S$11,264 psm
See more

Showing 33 of 57.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years83 yearsS$1,123,381S$1,240,304S$1,343,273S$1,366,765
10 years78 yearsS$1,049,985S$1,279,926S$1,501,265S$1,554,235
20 years68 yearsS$950,599S$1,412,540S$1,943,325S$2,082,880

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.