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HDB · 165004

Blk 4B Boon Tiong Rd

Project page · 99-year lease from 2005

Indicative value range
S$1,055,958 – S$1,160,000
Indicative mid S$1,103,647 · S$11,036 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 6B19 TO 21100 sqmS$1,210,000S$12,100 psm×1.000S$12,100 psm
Sept 2026Blk 2A22 TO 24100 sqmS$1,170,000S$11,700 psm×1.000S$11,700 psm
Sept 2026Blk 8B10 TO 12100 sqmS$1,088,000S$10,880 psm×1.000S$10,880 psm
Aug 2026Blk 8B10 TO 12100 sqmS$1,180,000S$11,800 psm×1.000S$11,800 psm
Aug 2026Blk 8A13 TO 15100 sqmS$1,071,000S$10,710 psm×1.000S$10,710 psm
Jul 2026Blk 6B19 TO 21100 sqmS$1,200,000S$12,000 psm×1.000S$12,000 psm
Jun 2026Blk 8B07 TO 09100 sqmS$1,105,000S$11,050 psm×1.000S$11,050 psm
Jun 2026Blk 4B01 TO 03100 sqmS$900,000S$9,000 psm×1.000S$9,000 psm
Apr 2026Blk 6B16 TO 18100 sqmS$1,150,000S$11,500 psm×1.000S$11,500 psm
Apr 2026Blk 8B19 TO 21100 sqmS$1,070,000S$10,700 psm×1.000S$10,700 psm
Jan 2026Blk 2A13 TO 15100 sqmS$1,150,000S$11,500 psm×0.997S$11,466 psm
Jan 2026Blk 6A10 TO 12100 sqmS$1,045,000S$10,450 psm×0.997S$10,419 psm
Nov 2025Blk 6B16 TO 18100 sqmS$1,108,000S$11,080 psm×0.996S$11,036 psm
Nov 2025Blk 4B04 TO 06100 sqmS$988,000S$9,880 psm×0.996S$9,841 psm
Nov 2025Blk 2A16 TO 18100 sqmS$1,000,000S$10,000 psm×0.996S$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

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$1,103,647?

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 4b 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
Jun 2026
Blk 4B · 4 ROOM · 01 TO 03 · Model A · 78 years left
100 sqmS$900,000S$9,000 psm
Feb 2026
Blk 4B · 5 ROOM · 01 TO 03 · Improved · 79 years left
115 sqmS$1,220,000S$10,609 psm
Nov 2025
Blk 4B · 4 ROOM · 04 TO 06 · Model A · 79 years left
100 sqmS$988,000S$9,880 psm
Jun 2025
Blk 4B · 4 ROOM · 19 TO 21 · Model A · 79 years left
100 sqmS$1,080,000S$10,800 psm
Sept 2024
Blk 4B · 4 ROOM · 01 TO 03 · Model A · 80 years left
100 sqmS$925,000S$9,250 psm
Aug 2024
Blk 4B · 4 ROOM · 19 TO 21 · Model A · 80 years left
100 sqmS$988,000S$9,880 psm
Jul 2024
Blk 4B · 4 ROOM · 16 TO 18 · Model A · 80 years left
100 sqmS$1,030,000S$10,300 psm
Feb 2024
Blk 4B · 4 ROOM · 13 TO 15 · Model A · 81 years left
100 sqmS$975,000S$9,750 psm
Jan 2024
Blk 4B · 4 ROOM · 07 TO 09 · Model A · 81 years left
100 sqmS$980,000S$9,800 psm
Sept 2023
Blk 4B · 4 ROOM · 01 TO 03 · Model A · 81 years left
100 sqmS$880,000S$8,800 psm
May 2023
Blk 4B · 4 ROOM · 19 TO 21 · Model A · 81 years left
100 sqmS$1,000,000S$10,000 psm
Apr 2023
Blk 4B · 5 ROOM · 10 TO 12 · Improved · 82 years left
115 sqmS$1,038,000S$9,026 psm
Apr 2023
Blk 4B · 4 ROOM · 13 TO 15 · Model A · 82 years left
100 sqmS$975,000S$9,750 psm
Sept 2022
Blk 4B · 5 ROOM · 19 TO 21 · Improved · 82 years left
115 sqmS$1,055,000S$9,174 psm
Apr 2022
Blk 4B · 5 ROOM · 13 TO 15 · Improved · 83 years left
115 sqmS$1,020,000S$8,870 psm
Dec 2021
Blk 4B · 5 ROOM · 13 TO 15 · Improved · 83 years left
115 sqmS$1,000,888S$8,703 psm
Nov 2021
Blk 4B · 5 ROOM · 01 TO 03 · Improved · 83 years left
excluded: outlier
115 sqmS$855,000S$7,435 psm
Oct 2021
Blk 4B · 5 ROOM · 16 TO 18 · Improved · 83 years left
115 sqmS$988,000S$8,591 psm
See more

Showing 18 of 51.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years72 yearsS$1,041,565S$1,149,972S$1,245,441S$1,267,223
10 years67 yearsS$999,180S$1,217,995S$1,428,624S$1,479,031
20 years57 yearsS$933,906S$1,387,735S$1,909,199S$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.