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HDB · 180262

Blk 262 Waterloo St

Project page · 99-year lease from 1978

Indicative value range
S$554,925 – S$786,985
Indicative mid S$590,000 · S$7,195 psm

Based on 21 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 663 · 889 m01 TO 0382 sqmS$565,000S$6,890 psm×1.000S$6,890 psm
Aug 2026Blk 662 · 889 m13 TO 1591 sqmS$585,000S$6,429 psm×1.000S$6,429 psm
Aug 2026Blk 661 · 889 m01 TO 0382 sqmS$590,000S$7,195 psm×1.000S$7,195 psm
Jul 2026Blk 663 · 889 m19 TO 2185 sqmS$610,000S$7,176 psm×1.000S$7,176 psm
May 2026Blk 269B · 286 m04 TO 0692 sqmS$790,000S$8,587 psm×1.000S$8,587 psm
May 2026Blk 233 · 267 m22 TO 2482 sqmS$980,000S$11,951 psm×1.000S$11,951 psm
Mar 2026Blk 232 · 267 m16 TO 1882 sqmS$783,000S$9,549 psm×0.997S$9,521 psm
Mar 2026Blk 661 · 889 m16 TO 1882 sqmS$598,000S$7,293 psm×0.997S$7,271 psm
Jan 2026Blk 662 · 889 m22 TO 2482 sqmS$585,000S$7,134 psm×0.997S$7,113 psm
Jan 2026Blk 662 · 889 m19 TO 2191 sqmS$615,000S$6,758 psm×0.997S$6,738 psm
Sept 2025Blk 233 · 267 m10 TO 1282 sqmS$828,000S$10,098 psm×0.996S$10,053 psm
Sept 2025Blk 662 · 889 m10 TO 1291 sqmS$575,000S$6,319 psm×0.996S$6,291 psm
Jun 2025Blk 663 · 889 m16 TO 1882 sqmS$570,000S$6,951 psm×1.000S$6,948 psm
May 2025Blk 663 · 889 m16 TO 1882 sqmS$595,000S$7,256 psm×1.000S$7,253 psm
Apr 2025Blk 663 · 889 m16 TO 1891 sqmS$585,000S$6,429 psm×1.000S$6,425 psm
Mar 2025Blk 232 · 267 m19 TO 2182 sqmS$825,000S$10,061 psm×1.009S$10,151 psm
Mar 2025Blk 662 · 889 m01 TO 0382 sqmS$526,000S$6,415 psm×1.009S$6,472 psm
Feb 2025Blk 232 · 267 m07 TO 0982 sqmS$800,000S$9,756 psm×1.009S$9,843 psm
Feb 2025Blk 662 · 889 m07 TO 0982 sqmS$550,000S$6,707 psm×1.009S$6,767 psm
Jan 2025Blk 232 · 267 m16 TO 1882 sqmS$850,000S$10,366 psm×1.009S$10,459 psm
Jan 2025Blk 232 · 267 m04 TO 0682 sqmS$780,000S$9,512 psm×1.009S$9,597 psm

How accurate is this estimate for Waterloo St?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Waterloo St since.

Median error
4.9%

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

A thin test: 4 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.

7.73% gross yield

S$45,600 of rent a year against the estimate above · 0.67 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 5 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

ApprovedBlockFlatRent a month
Aug 20262624 ROOMS$4,500
Jun 20262624 ROOMS$3,800
Dec 20252624 ROOMS$4,000
Dec 20252624 ROOMS$3,800
Dec 20252624 ROOMS$3,200

median of 5 HDB rental approvals for 4 ROOM on Waterloo St since 2025-10.

Buying or selling at S$590,000?

Buying: Stamp duty on S$590,000 · Cash and CPF needed on S$590,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$590,000.

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

Primary schools near 262 Waterloo 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2024
Blk 262 · 4 ROOM · 16 TO 18 · Improved · 53 years left
82 sqmS$660,000S$8,049 psm
Sept 2023
Blk 262 · 4 ROOM · 07 TO 09 · Improved · 54 years left
82 sqmS$638,000S$7,780 psm
Feb 2023
Blk 262 · 4 ROOM · 10 TO 12 · Improved · 55 years left
82 sqmS$640,888S$7,816 psm
Oct 2022
Blk 262 · 4 ROOM · 04 TO 06 · Improved · 55 years left
82 sqmS$600,000S$7,317 psm
Aug 2022
Blk 262 · 4 ROOM · 10 TO 12 · Improved · 55 years left
82 sqmS$635,000S$7,744 psm
See more

Showing 5 of 26.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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 years45 yearsS$560,280S$618,595S$669,950S$681,667
10 years40 yearsS$527,642S$643,192S$754,420S$781,038

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.