Blk 22 Tiong Bahru Rd
Project page · 99-year lease from 1973
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 17 | 01 TO 03 | 88 sqm | S$800,000 | S$9,091 psm | ×1.000 | S$9,091 psm |
| Jun 2026 | Blk 26 | 01 TO 03 | 75 sqm | S$750,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| Nov 2025 | Blk 22 | 01 TO 03 | 88 sqm | S$700,000 | S$7,955 psm | ×0.996 | S$7,923 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.
6.67% gross yield
S$53,400 of rent a year against the estimate above · 2.61 points below 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 28 | 3 ROOM | S$4,400 |
| Aug 2026 | 18 | 3 ROOM | S$3,650 |
| Jul 2026 | 26 | 3 ROOM | S$4,500 |
| Feb 2026 | 22 | 3 ROOM | S$4,750 |
| Jan 2026 | 20 | 3 ROOM | S$4,800 |
| Jan 2026 | 22 | 3 ROOM | S$4,250 |
| Nov 2025 | 17 | 3 ROOM | S$4,700 |
| Nov 2025 | 26 | 3 ROOM | S$4,100 |
median of 8 HDB rental approvals for 3 ROOM on Tiong Bahru Rd since 2025-10.
Buying or selling at S$800,000?
Buying: Stamp duty on S$800,000 · Cash and CPF needed on S$800,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$800,000.
Each opens with this figure filled in; change anything there.
Primary schools near 22 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
- Zhangde Primary School · 538 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 958 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- River Valley Primary School · 965 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ (Kellock) (girls) · 1,205 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,324 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,717 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 22 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 88 sqm | S$700,000 | S$7,955 psm |
| Jul 2024 | Blk 22 · 3 ROOM · 01 TO 03 · Standard · 48 years left | 88 sqm | S$732,000 | S$8,318 psm |
| Apr 2022 | Blk 22 · 3 ROOM · 01 TO 03 · Standard · 50 years left | 88 sqm | S$605,000 | S$6,875 psm |
| Feb 2022 | Blk 22 · 3 ROOM · 01 TO 03 · Standard · 50 years left | 88 sqm | S$618,000 | S$7,023 psm |
Showing 4 of 16.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 22 · 3 ROOM | S$4,750 | — |
| Jan 2026 | Blk 22 · 3 ROOM | S$4,250 | — |
| May 2024 | Blk 22 · 3 ROOM | S$5,000 | — |
| Apr 2024 | Blk 22 · 3 ROOM | S$4,100 | — |
| Jan 2024 | Blk 22 · 3 ROOM | S$4,000 | — |
| Oct 2023 | Blk 22 · 3 ROOM | S$5,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 40 years | S$753,397 | S$831,811 | S$900,867 | S$916,623 |
| 10 years | 35 years | S$703,286 | S$857,301 | S$1,005,555 | S$1,041,035 |
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.