Blk 802 French Rd
Project page · 99-year lease from 1979
Based on 3 sales in this street, last 24 months. Search widened 2 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 801 | 07 TO 09 | 59 sqm | S$440,000 | S$7,458 psm | ×0.997 | S$7,436 psm |
| Jan 2026 | Blk 801 | 07 TO 09 | 59 sqm | S$435,000 | S$7,373 psm | ×0.997 | S$7,351 psm |
| Feb 2025 | Blk 801 | 10 TO 12 | 59 sqm | S$425,000 | S$7,203 psm | ×1.009 | S$7,268 psm |
How accurate is this estimate for French Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in French Rd since.
- Median error
- 3.1%
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.
9.41% gross yield
S$40,800 of rent a year against the estimate above · 1.6 points above flats like it
Homes like this rent for about S$3,400 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 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jun 2026 | 801 | 3 ROOM | S$3,100 |
| Dec 2025 | 801 | 3 ROOM | S$3,450 |
| Dec 2025 | 801 | 3 ROOM | S$3,400 |
median of 3 HDB rental approvals for 3 ROOM on French Rd since 2025-10.
Buying or selling at S$433,717?
Buying: Stamp duty on S$433,717 · Cash and CPF needed on S$433,717 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$433,717.
Each opens with this figure filled in; change anything there.
Primary schools near 802 French 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
- Farrer Park Primary School · 1,107 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,502 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Margaret's School (Primary) (girls) · 1,570 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,631 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,859 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2024 | Blk 802 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 59 sqm | S$420,000 | S$7,119 psm |
| May 2024 | Blk 802 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 59 sqm | S$388,000 | S$6,576 psm |
| Jan 2024 | Blk 802 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 59 sqm | S$398,000 | S$6,746 psm |
Showing 3 of 5.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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$411,869 | S$454,737 | S$492,489 | S$501,102 |
| 10 years | 41 years | S$387,876 | S$472,819 | S$554,584 | S$574,152 |
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.