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HDB · 190461

Blk 461 Crawford Lane

Project page · 99-year lease from 1981

Indicative value range
S$897,078 – S$998,607
Indicative mid S$907,047 · S$7,435 psm

Based on 18 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 46116 TO 18122 sqmS$928,000S$7,607 psm×1.000S$7,607 psm
Aug 2026Blk 642 · 751 m22 TO 24139 sqmS$1,150,000S$8,273 psm×1.000S$8,273 psm
Aug 2026Blk 634 · 724 m25 TO 27130 sqmS$1,120,000S$8,615 psm×1.000S$8,615 psm
May 2026Blk 639 · 751 m22 TO 24139 sqmS$990,000S$7,122 psm×1.000S$7,122 psm
Mar 2026Blk 12 · 279 m16 TO 18114 sqmS$839,999S$7,368 psm×0.997S$7,347 psm
Feb 2026Blk 807 · 440 m13 TO 15115 sqmS$1,020,000S$8,870 psm×0.997S$8,843 psm
Jan 2026Blk 12 · 279 m07 TO 09117 sqmS$810,000S$6,923 psm×0.997S$6,903 psm
Dec 2025Blk 632 · 724 m22 TO 24135 sqmS$1,128,000S$8,356 psm×0.996S$8,323 psm
Nov 2025Blk 807 · 440 m19 TO 21115 sqmS$1,080,000S$9,391 psm×0.996S$9,354 psm
Sept 2025Blk 642 · 751 m25 TO 27137 sqmS$1,090,000S$7,956 psm×0.996S$7,921 psm
Sept 2025Blk 467 · 279 m13 TO 15120 sqmS$875,000S$7,292 psm×0.996S$7,259 psm
Aug 2025Blk 12 · 279 m22 TO 24114 sqmS$825,000S$7,237 psm×0.996S$7,205 psm
Jun 2025Blk 46107 TO 09122 sqmS$910,000S$7,459 psm×1.000S$7,455 psm
May 2025Blk 639 · 751 m22 TO 24139 sqmS$1,031,500S$7,421 psm×1.000S$7,417 psm
Mar 2025Blk 12 · 279 m19 TO 21114 sqmS$840,000S$7,368 psm×1.009S$7,434 psm
Mar 2025Blk 634 · 724 m22 TO 24130 sqmS$958,000S$7,369 psm×1.009S$7,435 psm
Nov 2024Blk 642 · 751 m25 TO 27139 sqmS$1,000,000S$7,194 psm×1.025S$7,372 psm
Nov 2024Blk 639 · 751 m25 TO 27139 sqmS$1,008,000S$7,252 psm×1.025S$7,431 psm

How accurate is this estimate for Crawford Lane?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Crawford Lane since.

Median error
5.7%

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.

5.23% gross yield

S$47,400 of rent a year against the estimate above · 0.65 points below flats like it

Homes like this rent for about S$3,950 a month, the middle of 3 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
Jun 20264615 ROOMS$3,950
Mar 20264615 ROOMS$4,200
Dec 20254615 ROOMS$3,200

median of 3 HDB rental approvals for 5 ROOM on Crawford Lane since 2025-10.

Buying or selling at S$907,047?

Buying: Stamp duty on S$907,047 · Cash and CPF needed on S$907,047 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$907,047.

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

Primary schools near 461 Crawford Lane

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
Oct 2026
Blk 461 · 5 ROOM · 16 TO 18 · Standard · 54 years left
122 sqmS$928,000S$7,607 psm
Jun 2025
Blk 461 · 5 ROOM · 07 TO 09 · Standard · 55 years left
122 sqmS$910,000S$7,459 psm
Sept 2024
Blk 461 · 5 ROOM · 07 TO 09 · Standard · 56 years left
122 sqmS$920,000S$7,541 psm
Jun 2024
Blk 461 · 5 ROOM · 10 TO 12 · Standard · 56 years left
122 sqmS$880,000S$7,213 psm
Nov 2023
Blk 461 · 5 ROOM · 19 TO 21 · Standard · 57 years left
122 sqmS$880,888S$7,220 psm
Feb 2023
Blk 461 · 5 ROOM · 13 TO 15 · Standard · 58 years left
122 sqmS$850,000S$6,967 psm
See more

Showing 6 of 30.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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 years48 yearsS$861,357S$951,008S$1,029,960S$1,047,973
10 years43 yearsS$811,179S$988,823S$1,159,821S$1,200,743

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.