homequant
HDB · 180264

Blk 264 Waterloo St

Project page · 99-year lease from 1986

Indicative value range
S$568,154 – S$575,765
Indicative mid S$573,529 · S$9,559 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 26416 TO 1868 sqmS$650,000S$9,559 psm×1.000S$9,559 psm
Jun 2026Blk 26416 TO 1860 sqmS$578,000S$9,633 psm×1.000S$9,633 psm
Nov 2025Blk 26410 TO 1260 sqmS$565,000S$9,417 psm×0.996S$9,380 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.

7.32% gross yield

S$42,000 of rent a year against the estimate above · 0.49 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 17 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20262643 ROOMS$3,000
Aug 20262643 ROOMS$4,200
Jul 20262633 ROOMS$3,800
Jun 20262643 ROOMS$3,900
Jun 20262643 ROOMS$3,400
Jun 20262643 ROOMS$3,300
Jun 20262643 ROOMS$2,300
May 20262643 ROOMS$3,600

median of 17 HDB rental approvals for 3 ROOM on Waterloo St since 2025-10.

Buying or selling at S$573,529?

Buying: Stamp duty on S$573,529 · Cash and CPF needed on S$573,529 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$573,529.

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

Primary schools near 264 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
Oct 2026
Blk 264 · 3 ROOM · 16 TO 18 · Improved · 59 years left
68 sqmS$650,000S$9,559 psm
Jun 2026
Blk 264 · 3 ROOM · 16 TO 18 · Improved · 59 years left
60 sqmS$578,000S$9,633 psm
Nov 2025
Blk 264 · 3 ROOM · 10 TO 12 · Improved · 60 years left
60 sqmS$565,000S$9,417 psm
Jun 2025
Blk 264 · 3 ROOM · 07 TO 09 · Improved · 60 years left
68 sqmS$638,000S$9,382 psm
May 2025
Blk 264 · 3 ROOM · 16 TO 18 · Improved · 60 years left
68 sqmS$618,000S$9,088 psm
Dec 2024
Blk 264 · 3 ROOM · 10 TO 12 · Improved · 61 years left
68 sqmS$560,888S$8,248 psm
Mar 2024
Blk 264 · 3 ROOM · 07 TO 09 · Improved · 62 years left
60 sqmS$520,000S$8,667 psm
Mar 2024
Blk 264 · 3 ROOM · 07 TO 09 · Improved · 62 years left
68 sqmS$511,008S$7,515 psm
Feb 2024
Blk 264 · 3 ROOM · 16 TO 18 · Improved · 62 years left
60 sqmS$530,000S$8,833 psm
Feb 2023
Blk 264 · 3 ROOM · 13 TO 15 · Improved · 63 years left
60 sqmS$438,000S$7,300 psm
Sept 2022
Blk 264 · 3 ROOM · 07 TO 09 · Improved · 63 years left
60 sqmS$485,000S$8,083 psm
Jul 2022
Blk 264 · 3 ROOM · 16 TO 18 · Improved · 63 years left
60 sqmS$463,000S$7,717 psm
Jul 2022
Blk 264 · 3 ROOM · 07 TO 09 · Improved · 63 years left
60 sqmS$460,000S$7,667 psm
Jun 2022
Blk 264 · 3 ROOM · 13 TO 15 · Improved · 63 years left
68 sqmS$480,000S$7,059 psm
See more

Showing 14 of 56.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$547,489S$604,472S$654,655S$666,104
10 years48 yearsS$519,911S$633,768S$743,366S$769,595
20 years38 yearsS$457,057S$679,163S$934,369S$1,001,468

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.