Blk 26 Jln Berseh
Project page · 99-year lease from 1979
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 26 | 10 TO 12 | 87 sqm | S$630,000 | S$7,241 psm | ×1.000 | S$7,241 psm |
| Sept 2026 | Blk 26 | 04 TO 06 | 87 sqm | S$628,000 | S$7,218 psm | ×1.000 | S$7,218 psm |
| Jan 2026 | Blk 26 | 10 TO 12 | 87 sqm | S$655,888 | S$7,539 psm | ×0.997 | S$7,517 psm |
| Nov 2025 | Blk 26 | 04 TO 06 | 87 sqm | S$610,000 | S$7,011 psm | ×0.996 | S$6,984 psm |
How accurate is this estimate for Jln Berseh?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Jln Berseh since.
- Median error
- 6.6%
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.
6.49% gross yield
S$40,800 of rent a year against the estimate above · 0.57 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 7 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 |
|---|---|---|---|
| Jun 2026 | 26 | 4 ROOM | S$3,800 |
| May 2026 | 26 | 4 ROOM | S$3,400 |
| May 2026 | 26 | 4 ROOM | S$2,550 |
| Apr 2026 | 26 | 4 ROOM | S$3,800 |
| Mar 2026 | 26 | 4 ROOM | S$3,850 |
| Nov 2025 | 26 | 4 ROOM | S$3,300 |
| Nov 2025 | 26 | 4 ROOM | S$3,000 |
median of 7 HDB rental approvals for 4 ROOM on Jln Berseh since 2025-10.
Buying or selling at S$629,000?
Buying: Stamp duty on S$629,000 · Cash and CPF needed on S$629,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$629,000.
Each opens with this figure filled in; change anything there.
Primary schools near 26 Jln Berseh
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
- Farrer Park Primary School · 986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Margaret's School (Primary) (girls) · 1,259 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,635 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,748 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Anglo-Chinese School (Junior) (boys) · 1,783 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,895 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 26 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 87 sqm | S$630,000 | S$7,241 psm |
| Sept 2026 | Blk 26 · 4 ROOM · 04 TO 06 · Improved · 52 years left | 87 sqm | S$628,000 | S$7,218 psm |
| Jan 2026 | Blk 26 · 4 ROOM · 10 TO 12 · Improved · 52 years left | 87 sqm | S$655,888 | S$7,539 psm |
| Nov 2025 | Blk 26 · 4 ROOM · 04 TO 06 · Improved · 53 years left | 87 sqm | S$610,000 | S$7,011 psm |
| Sept 2024 | Blk 26 · 4 ROOM · 10 TO 12 · Improved · 54 years left | 87 sqm | S$638,888 | S$7,344 psm |
| Aug 2024 | Blk 26 · 4 ROOM · 07 TO 09 · Improved · 54 years left | 87 sqm | S$600,000 | S$6,897 psm |
| Jul 2024 | Blk 26 · 4 ROOM · 07 TO 09 · Improved · 54 years left | 87 sqm | S$600,000 | S$6,897 psm |
| Jun 2024 | Blk 26 · 4 ROOM · 13 TO 15 · Improved · 54 years left | 87 sqm | S$635,000 | S$7,299 psm |
| May 2024 | Blk 26 · 4 ROOM · 10 TO 12 · Improved · 54 years left | 87 sqm | S$588,000 | S$6,759 psm |
| Mar 2024 | Blk 26 · 4 ROOM · 13 TO 15 · Improved · 54 years left | 87 sqm | S$600,000 | S$6,897 psm |
| Nov 2023 | Blk 26 · 4 ROOM · 16 TO 18 · Improved · 55 years left | 87 sqm | S$575,888 | S$6,619 psm |
Showing 11 of 34.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 26 · 4 ROOM | S$3,800 | — |
| May 2026 | Blk 26 · 4 ROOM | S$3,400 | — |
| May 2026 | Blk 26 · 4 ROOM | S$2,550 | — |
| Apr 2026 | Blk 26 · 4 ROOM | S$3,800 | — |
| Mar 2026 | Blk 26 · 4 ROOM | S$3,850 | — |
| Nov 2025 | Blk 26 · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 26 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 26 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 26 · 4 ROOM | S$3,450 | — |
| Apr 2025 | Blk 26 · 4 ROOM | S$2,000 | — |
| Mar 2025 | Blk 26 · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 26 · 4 ROOM | S$2,900 | — |
| Jul 2024 | Blk 26 · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 26 · 4 ROOM | S$4,000 | — |
| May 2024 | Blk 26 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 26 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 26 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 26 · 4 ROOM | S$3,650 | — |
| Dec 2023 | Blk 26 · 4 ROOM | S$3,300 | — |
| Aug 2023 | Blk 26 · 4 ROOM | S$2,200 | — |
| Jul 2023 | Blk 26 · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 26 · 4 ROOM | S$3,450 | — |
| Jun 2023 | Blk 26 · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 26 · 4 ROOM | S$2,800 | — |
| Mar 2023 | Blk 26 · 4 ROOM | S$2,500 | — |
| Dec 2022 | Blk 26 · 4 ROOM | S$2,550 | — |
| Dec 2022 | Blk 26 · 4 ROOM | S$2,500 | — |
| Aug 2022 | Blk 26 · 4 ROOM | S$3,400 | — |
| Jun 2022 | Blk 26 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 26 · 4 ROOM | S$2,770 | — |
| Apr 2022 | Blk 26 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 26 · 4 ROOM | S$3,200 | — |
| Dec 2021 | Blk 26 · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 26 · 4 ROOM | S$2,400 | — |
| Aug 2021 | Blk 26 · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 26 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 26 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 26 · 4 ROOM | S$1,500 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 46 years | S$597,316 | S$659,485 | S$714,235 | S$726,726 |
| 10 years | 41 years | S$562,519 | S$685,708 | S$804,288 | S$832,666 |
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.