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HDB · 200804

Blk 804 King George's Ave

Project page · 99-year lease from 1981

Indicative value range
S$488,804 – S$490,764
Indicative mid S$489,444 · S$8,296 psm

Based on 4 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 80607 TO 0959 sqmS$490,000S$8,305 psm×1.000S$8,305 psm
May 2026Blk 80607 TO 0959 sqmS$488,888S$8,286 psm×1.000S$8,286 psm
Jan 2026Blk 80410 TO 1259 sqmS$490,000S$8,305 psm×0.997S$8,281 psm
Dec 2025Blk 80613 TO 1559 sqmS$495,000S$8,390 psm×0.996S$8,357 psm

How accurate is this estimate for King George's Ave?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in King George's Ave since.

Median error
5.6%

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

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

8.21% gross yield

S$40,200 of rent a year against the estimate above · 0.4 points above flats like it

Homes like this rent for about S$3,350 a month, the middle of 16 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 20268063 ROOMS$3,100
Aug 20268063 ROOMS$3,500
Jun 20268063 ROOMS$3,000
May 20268063 ROOMS$3,700
May 20268063 ROOMS$3,600
May 20268043 ROOMS$1,800
Feb 20268063 ROOMS$3,800
Feb 20268063 ROOMS$3,500

median of 16 HDB rental approvals for 3 ROOM on King George's Ave since 2025-10.

Buying or selling at S$489,444?

Buying: Stamp duty on S$489,444 · Cash and CPF needed on S$489,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$489,444.

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

Primary schools near 804 King George's Ave

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
Jan 2026
Blk 804 · 3 ROOM · 10 TO 12 · Improved · 55 years left
59 sqmS$490,000S$8,305 psm
May 2025
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 55 years left
59 sqmS$468,000S$7,932 psm
Sept 2024
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 56 years left
68 sqmS$520,000S$7,647 psm
Jun 2024
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 56 years left
68 sqmS$479,000S$7,044 psm
Feb 2024
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 57 years left
59 sqmS$406,000S$6,881 psm
Jan 2024
Blk 804 · 3 ROOM · 13 TO 15 · Improved · 57 years left
68 sqmS$466,800S$6,865 psm
Dec 2023
Blk 804 · 3 ROOM · 13 TO 15 · Improved · 57 years left
excluded: outlier
59 sqmS$520,000S$8,814 psm
Dec 2023
Blk 804 · 3 ROOM · 04 TO 06 · Improved · 57 years left
59 sqmS$405,000S$6,864 psm
Nov 2023
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 57 years left
68 sqmS$450,000S$6,618 psm
Jul 2023
Blk 804 · 3 ROOM · 04 TO 06 · Improved · 57 years left
59 sqmS$404,000S$6,847 psm
Jan 2023
Blk 804 · 3 ROOM · 10 TO 12 · Improved · 58 years left
59 sqmS$377,000S$6,390 psm
May 2022
Blk 804 · 3 ROOM · 07 TO 09 · Improved · 58 years left
59 sqmS$380,000S$6,441 psm
Mar 2022
Blk 804 · 3 ROOM · 13 TO 15 · Improved · 58 years left
59 sqmS$390,000S$6,610 psm
Jan 2022
Blk 804 · 3 ROOM · 10 TO 12 · Improved · 59 years left
59 sqmS$388,000S$6,576 psm
See more

Showing 14 of 44.

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$464,790S$513,165S$555,768S$565,488
10 years43 yearsS$437,714S$533,570S$625,841S$647,923

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.