Blk 232 Bain St
Project page · 99-year lease from 1980
Based on 7 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 233 | 22 TO 24 | 82 sqm | S$980,000 | S$11,951 psm | ×1.000 | S$11,951 psm |
| Mar 2026 | Blk 232 | 16 TO 18 | 82 sqm | S$783,000 | S$9,549 psm | ×0.997 | S$9,521 psm |
| Sept 2025 | Blk 233 | 10 TO 12 | 82 sqm | S$828,000 | S$10,098 psm | ×0.996 | S$10,053 psm |
| Mar 2025 | Blk 232 | 19 TO 21 | 82 sqm | S$825,000 | S$10,061 psm | ×1.009 | S$10,151 psm |
| Feb 2025 | Blk 232 | 07 TO 09 | 82 sqm | S$800,000 | S$9,756 psm | ×1.009 | S$9,843 psm |
| Jan 2025 | Blk 232 | 16 TO 18 | 82 sqm | S$850,000 | S$10,366 psm | ×1.009 | S$10,459 psm |
| Jan 2025 | Blk 232 | 04 TO 06 | 82 sqm | S$780,000 | S$9,512 psm | ×1.009 | S$9,597 psm |
How accurate is this estimate for Bain St?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.82% gross yield
S$48,000 of rent a year against the estimate above · 1.24 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Aug 2026 | 233 | 4 ROOM | S$3,500 |
| Jun 2026 | 233 | 4 ROOM | S$4,000 |
| Jun 2026 | 232 | 4 ROOM | S$4,000 |
| Jun 2026 | 233 | 4 ROOM | S$4,000 |
| Mar 2026 | 232 | 4 ROOM | S$4,500 |
| Mar 2026 | 233 | 4 ROOM | S$4,000 |
| Mar 2026 | 232 | 4 ROOM | S$3,600 |
| Jan 2026 | 233 | 4 ROOM | S$4,000 |
median of 12 HDB rental approvals for 4 ROOM on Bain St since 2025-10.
Buying or selling at S$824,342?
Buying: Stamp duty on S$824,342 · Cash and CPF needed on S$824,342 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$824,342.
Each opens with this figure filled in; change anything there.
Primary schools near 232 Bain St
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.
1 to 2 km
- St. Margaret's School (Primary) (girls) · 1,037 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Farrer Park Primary School · 1,649 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Junior) (boys) · 1,845 m · balloted in 2025 Phase 2C (citizens within 1 km)
- River Valley Primary School · 1,871 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 232 · 4 ROOM · 16 TO 18 · Improved · 53 years left | 82 sqm | S$783,000 | S$9,549 psm |
| Mar 2025 | Blk 232 · 4 ROOM · 19 TO 21 · Improved · 54 years left | 82 sqm | S$825,000 | S$10,061 psm |
| Feb 2025 | Blk 232 · 4 ROOM · 07 TO 09 · Improved · 54 years left | 82 sqm | S$800,000 | S$9,756 psm |
| Jan 2025 | Blk 232 · 4 ROOM · 04 TO 06 · Improved · 54 years left | 82 sqm | S$780,000 | S$9,512 psm |
| Jan 2025 | Blk 232 · 4 ROOM · 16 TO 18 · Improved · 55 years left | 82 sqm | S$850,000 | S$10,366 psm |
| Apr 2024 | Blk 232 · 4 ROOM · 16 TO 18 · Improved · 55 years left | 82 sqm | S$765,000 | S$9,329 psm |
| Mar 2024 | Blk 232 · 4 ROOM · 07 TO 09 · Improved · 55 years left | 82 sqm | S$700,000 | S$8,537 psm |
| Aug 2023 | Blk 232 · 4 ROOM · 07 TO 09 · Improved · 56 years left excluded: outlier | 82 sqm | S$650,000 | S$7,927 psm |
| Jul 2023 | Blk 232 · 4 ROOM · 22 TO 24 · Improved · 56 years left | 82 sqm | S$800,000 | S$9,756 psm |
| Jun 2023 | Blk 232 · 4 ROOM · 13 TO 15 · Improved · 56 years left | 82 sqm | S$758,000 | S$9,244 psm |
| Apr 2023 | Blk 232 · 4 ROOM · 13 TO 15 · Improved · 56 years left | 82 sqm | S$788,000 | S$9,610 psm |
| Aug 2022 | Blk 232 · 4 ROOM · 04 TO 06 · Improved · 57 years left excluded: outlier | 82 sqm | S$610,000 | S$7,439 psm |
Showing 12 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 232 · 4 ROOM | S$4,000 | — |
| Mar 2026 | Blk 232 · 4 ROOM | S$4,500 | — |
| Mar 2026 | Blk 232 · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 232 · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 232 · 4 ROOM | S$2,800 | — |
| Aug 2025 | Blk 232 · 4 ROOM | S$4,300 | — |
| Aug 2025 | Blk 232 · 4 ROOM | S$4,200 | — |
| Aug 2025 | Blk 232 · 4 ROOM | S$4,150 | — |
| Jul 2025 | Blk 232 · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 232 · 4 ROOM | S$3,450 | — |
| Mar 2025 | Blk 232 · 4 ROOM | S$4,000 | — |
| Nov 2024 | Blk 232 · 4 ROOM | S$4,200 | — |
| May 2024 | Blk 232 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 232 · 4 ROOM | S$4,500 | — |
| Apr 2024 | Blk 232 · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 232 · 4 ROOM | S$4,200 | — |
| Nov 2023 | Blk 232 · 4 ROOM | S$4,200 | — |
| Oct 2023 | Blk 232 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 232 · 4 ROOM | S$4,100 | — |
| Aug 2023 | Blk 232 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 232 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 232 · 4 ROOM | S$3,450 | — |
| May 2023 | Blk 232 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 232 · 4 ROOM | S$4,200 | — |
| Apr 2023 | Blk 232 · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 232 · 4 ROOM | S$4,500 | — |
| Dec 2022 | Blk 232 · 4 ROOM | S$3,900 | — |
| Nov 2022 | Blk 232 · 4 ROOM | S$4,500 | — |
| Aug 2022 | Blk 232 · 4 ROOM | S$2,550 | — |
| Mar 2022 | Blk 232 · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 232 · 4 ROOM | S$3,600 | — |
| Nov 2021 | Blk 232 · 4 ROOM | S$3,200 | — |
| Nov 2021 | Blk 232 · 4 ROOM | S$2,600 | — |
| Nov 2021 | Blk 232 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 232 · 4 ROOM | S$3,200 | — |
| Sept 2021 | Blk 232 · 4 ROOM | S$2,200 | — |
| Aug 2021 | Blk 232 · 4 ROOM | S$2,800 | — |
| Jul 2021 | Blk 232 · 4 ROOM | S$2,700 | — |
| May 2021 | Blk 232 · 4 ROOM | S$3,200 | — |
| May 2021 | Blk 232 · 4 ROOM | S$2,900 | — |
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 52 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 | 47 years | S$782,818 | S$864,294 | S$936,048 | S$952,418 |
| 10 years | 42 years | S$737,216 | S$898,662 | S$1,054,068 | S$1,091,259 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.