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HDB · 164026

Blk 26 Tiong Bahru Rd

Project page · 99-year lease from 1973

Indicative value range
S$452,954 – S$498,528
Indicative mid S$469,830 · S$6,264 psm

Based on 26 sales in projects within 1 km, last 24 months. Search widened 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 22 · 458 m13 TO 1564 sqmS$380,000S$5,938 psm×1.000S$5,938 psm
Sept 2026Blk 43 · 201 m04 TO 0677 sqmS$695,000S$9,026 psm×1.000S$9,026 psm
Sept 2026Blk 22 · 458 m13 TO 1564 sqmS$388,000S$6,063 psm×1.000S$6,063 psm
Sept 2026Blk 37 · 150 m01 TO 0375 sqmS$718,000S$9,573 psm×1.000S$9,573 psm
Aug 2026Blk 130 · 575 m07 TO 0965 sqmS$410,000S$6,308 psm×1.000S$6,308 psm
Aug 2026Blk 9 · 871 m10 TO 1266 sqmS$450,000S$6,818 psm×1.000S$6,818 psm
Jul 2026Blk 20 · 404 m04 TO 0668 sqmS$439,000S$6,456 psm×1.000S$6,456 psm
Jul 2026Blk 27 · 150 m01 TO 0375 sqmS$760,000S$10,133 psm×1.000S$10,133 psm
Jun 2026Blk 50 · 201 m01 TO 0375 sqmS$777,000S$10,360 psm×1.000S$10,360 psm
Jun 2026Blk 2601 TO 0375 sqmS$750,000S$10,000 psm×1.000S$10,000 psm
May 2026Blk 22 · 458 m04 TO 0664 sqmS$360,000S$5,625 psm×1.000S$5,625 psm
Jan 2026Blk 12 · 256 m04 TO 0666 sqmS$375,000S$5,682 psm×0.997S$5,665 psm
Jan 2026Blk 16 · 256 m04 TO 0666 sqmS$405,000S$6,136 psm×0.997S$6,118 psm
Dec 2025Blk 77 · 749 m04 TO 0675 sqmS$473,000S$6,307 psm×0.996S$6,282 psm
Dec 2025Blk 22 · 458 m07 TO 0964 sqmS$408,000S$6,375 psm×0.996S$6,350 psm
Nov 2025Blk 22 · 458 m10 TO 1264 sqmS$388,000S$6,063 psm×0.996S$6,039 psm
Nov 2025Blk 22 · 458 m13 TO 1573 sqmS$448,000S$6,137 psm×0.996S$6,113 psm
Sept 2025Blk 22 · 458 m01 TO 0364 sqmS$388,000S$6,063 psm×0.996S$6,036 psm
Apr 2025Blk 22 · 458 m16 TO 1864 sqmS$400,000S$6,250 psm×1.000S$6,247 psm
Mar 2025Blk 28 · 404 m04 TO 0667 sqmS$390,000S$5,821 psm×1.009S$5,873 psm
Feb 2025Blk 22 · 458 m10 TO 1264 sqmS$373,888S$5,842 psm×1.009S$5,894 psm
Feb 2025Blk 130 · 575 m10 TO 1265 sqmS$400,000S$6,154 psm×1.009S$6,209 psm
Dec 2024Blk 22 · 458 m07 TO 0964 sqmS$395,000S$6,172 psm×1.025S$6,325 psm
Nov 2024Blk 30 · 404 m07 TO 0967 sqmS$395,000S$5,896 psm×1.025S$6,041 psm
Nov 2024Blk 22 · 458 m01 TO 0364 sqmS$410,000S$6,406 psm×1.025S$6,565 psm
Nov 2024Blk 130 · 575 m01 TO 0376 sqmS$495,000S$6,513 psm×1.025S$6,674 psm

How accurate is this estimate for Tiong Bahru Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Tiong Bahru Rd since.

Median error
16.6%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 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.

11.37% gross yield

S$53,400 of rent a year against the estimate above · 2.09 points above flats like it

Homes like this rent for about S$4,450 a month, the middle of 8 approvals in the last year.

In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.

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 2026283 ROOMS$4,400
Aug 2026183 ROOMS$3,650
Jul 2026263 ROOMS$4,500
Feb 2026223 ROOMS$4,750
Jan 2026203 ROOMS$4,800
Jan 2026223 ROOMS$4,250
Nov 2025173 ROOMS$4,700
Nov 2025263 ROOMS$4,100

median of 8 HDB rental approvals for 3 ROOM on Tiong Bahru Rd since 2025-10.

Buying or selling at S$469,830?

Buying: Stamp duty on S$469,830 · Cash and CPF needed on S$469,830 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$469,830.

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

Primary schools near 26 Tiong Bahru 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
Jun 2026
Blk 26 · 3 ROOM · 01 TO 03 · Standard · 46 years left
75 sqmS$750,000S$10,000 psm
Aug 2023
Blk 26 · 3 ROOM · 01 TO 03 · Standard · 49 years left
75 sqmS$731,800S$9,757 psm
See more

Showing 2 of 8.

Sale prices as filed in caveats.

Where the lease takes this

About 45 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 years40 yearsS$442,461S$488,512S$529,068S$538,321
10 years35 yearsS$413,031S$503,482S$590,550S$611,387

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.