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HDB · 190003

Blk 3 Beach Rd

Project page · 99-year lease from 1979

Indicative value range
S$470,034 – S$491,434
Indicative mid S$490,000 · S$7,206 psm

Based on 5 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
Jul 2026Blk 210 TO 1268 sqmS$490,000S$7,206 psm×1.000S$7,206 psm
Jan 2026Blk 107 TO 0968 sqmS$492,888S$7,248 psm×0.997S$7,227 psm
Dec 2025Blk 213 TO 1574 sqmS$538,000S$7,270 psm×0.996S$7,242 psm
Nov 2025Blk 107 TO 0968 sqmS$471,888S$6,940 psm×0.996S$6,912 psm
Nov 2025Blk 304 TO 0668 sqmS$460,000S$6,765 psm×0.996S$6,738 psm

How accurate is this estimate for Beach Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Beach Rd since.

Median error
2.8%

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

A thin test: 7 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.

7.84% gross yield

S$38,400 of rent a year against the estimate above · 0.03 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 18 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 202613 ROOMS$2,800
Sept 202623 ROOMS$1,200
Aug 202613 ROOMS$3,700
Jul 202613 ROOMS$3,800
Jun 202613 ROOMS$2,900
May 202633 ROOMS$3,200
Mar 202633 ROOMS$3,000
Feb 202633 ROOMS$3,200

median of 18 HDB rental approvals for 3 ROOM on Beach Rd since 2025-10.

Buying or selling at S$490,000?

Buying: Stamp duty on S$490,000 · Cash and CPF needed on S$490,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$490,000.

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

Primary schools near 3 Beach 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 53 years left
68 sqmS$460,000S$6,765 psm
Jun 2025
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 53 years left
excluded: outlier
68 sqmS$420,000S$6,176 psm
Oct 2024
Blk 3 · 3 ROOM · 10 TO 12 · Improved · 54 years left
68 sqmS$480,000S$7,059 psm
Oct 2024
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 54 years left
68 sqmS$460,000S$6,765 psm
Jun 2024
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 54 years left
68 sqmS$440,000S$6,471 psm
Apr 2024
Blk 3 · 3 ROOM · 13 TO 15 · Improved · 55 years left
68 sqmS$435,888S$6,410 psm
Oct 2023
Blk 3 · 3 ROOM · 10 TO 12 · Improved · 55 years left
68 sqmS$400,000S$5,882 psm
Oct 2023
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 55 years left
excluded: outlier
68 sqmS$370,000S$5,441 psm
Apr 2023
Blk 3 · 3 ROOM · 07 TO 09 · Improved · 56 years left
68 sqmS$388,000S$5,706 psm
Feb 2023
Blk 3 · 3 ROOM · 04 TO 06 · Improved · 56 years left
68 sqmS$400,888S$5,895 psm
Dec 2022
Blk 3 · 3 ROOM · 10 TO 12 · Improved · 56 years left
68 sqmS$400,000S$5,882 psm
Jul 2022
Blk 3 · 3 ROOM · 10 TO 12 · Improved · 56 years left
68 sqmS$390,000S$5,735 psm
See more

Showing 12 of 67.

Sale prices as filed in caveats.

Where the lease takes this

About 51 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 years46 yearsS$465,318S$513,748S$556,399S$566,130
10 years41 yearsS$438,211S$534,176S$626,552S$648,659

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.