Blk 807 King George's Ave
Project page · 99-year lease from 1981
Based on 11 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 461 · 440 m | 16 TO 18 | 122 sqm | S$928,000 | S$7,607 psm | ×1.000 | S$7,607 psm |
| Aug 2026 | Blk 634 · 788 m | 25 TO 27 | 130 sqm | S$1,120,000 | S$8,615 psm | ×1.000 | S$8,615 psm |
| Mar 2026 | Blk 12 · 418 m | 16 TO 18 | 114 sqm | S$839,999 | S$7,368 psm | ×0.997 | S$7,347 psm |
| Feb 2026 | Blk 807 | 13 TO 15 | 115 sqm | S$1,020,000 | S$8,870 psm | ×0.997 | S$8,843 psm |
| Jan 2026 | Blk 12 · 418 m | 07 TO 09 | 117 sqm | S$810,000 | S$6,923 psm | ×0.997 | S$6,903 psm |
| Nov 2025 | Blk 807 | 19 TO 21 | 115 sqm | S$1,080,000 | S$9,391 psm | ×0.996 | S$9,354 psm |
| Sept 2025 | Blk 467 · 418 m | 13 TO 15 | 120 sqm | S$875,000 | S$7,292 psm | ×0.996 | S$7,259 psm |
| Aug 2025 | Blk 12 · 418 m | 22 TO 24 | 114 sqm | S$825,000 | S$7,237 psm | ×0.996 | S$7,205 psm |
| Jun 2025 | Blk 461 · 440 m | 07 TO 09 | 122 sqm | S$910,000 | S$7,459 psm | ×1.000 | S$7,455 psm |
| Mar 2025 | Blk 12 · 418 m | 19 TO 21 | 114 sqm | S$840,000 | S$7,368 psm | ×1.009 | S$7,434 psm |
| Mar 2025 | Blk 634 · 788 m | 22 TO 24 | 130 sqm | S$958,000 | S$7,369 psm | ×1.009 | S$7,435 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.
5.89% gross yield
S$50,400 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$4,200 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Dec 2025 | 807 | 5 ROOM | S$4,500 |
| Nov 2025 | 807 | 5 ROOM | S$4,000 |
| Oct 2025 | 807 | 5 ROOM | S$4,200 |
median of 3 HDB rental approvals for 5 ROOM on King George's Ave since 2025-10.
Buying or selling at S$855,050?
Buying: Stamp duty on S$855,050 · Cash and CPF needed on S$855,050 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$855,050.
Each opens with this figure filled in; change anything there.
Primary schools near 807 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
- Farrer Park Primary School · 1,153 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,360 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,416 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 1,753 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,877 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 807 · 5 ROOM · 13 TO 15 · Improved · 55 years left | 115 sqm | S$1,020,000 | S$8,870 psm |
| Nov 2025 | Blk 807 · 5 ROOM · 19 TO 21 · Improved · 55 years left | 115 sqm | S$1,080,000 | S$9,391 psm |
| Aug 2024 | Blk 807 · 5 ROOM · 19 TO 21 · Improved · 56 years left | 115 sqm | S$918,000 | S$7,983 psm |
| Jul 2024 | Blk 807 · 5 ROOM · 25 TO 27 · Improved · 56 years left | 115 sqm | S$988,000 | S$8,591 psm |
| Sept 2022 | Blk 807 · 5 ROOM · 19 TO 21 · Improved · 58 years left | 115 sqm | S$840,000 | S$7,304 psm |
| Jul 2022 | Blk 807 · 5 ROOM · 19 TO 21 · Improved · 58 years left | 115 sqm | S$830,000 | S$7,217 psm |
| Jun 2022 | Blk 807 · 5 ROOM · 13 TO 15 · Improved · 58 years left | 115 sqm | S$838,888 | S$7,295 psm |
Showing 7 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 807 · 5 ROOM | S$4,500 | — |
| Nov 2025 | Blk 807 · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 807 · 5 ROOM | S$4,200 | — |
| Aug 2025 | Blk 807 · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 807 · 5 ROOM | S$3,600 | — |
| Jun 2025 | Blk 807 · 5 ROOM | S$2,500 | — |
| May 2025 | Blk 807 · 5 ROOM | S$4,000 | — |
| Apr 2025 | Blk 807 · 5 ROOM | S$4,000 | — |
| Dec 2024 | Blk 807 · 5 ROOM | S$3,000 | — |
| Jan 2024 | Blk 807 · 5 ROOM | S$4,450 | — |
| Oct 2023 | Blk 807 · 5 ROOM | S$3,190 | — |
| Aug 2023 | Blk 807 · 5 ROOM | S$3,000 | — |
| Jun 2023 | Blk 807 · 5 ROOM | S$2,500 | — |
| May 2023 | Blk 807 · 5 ROOM | S$4,000 | — |
| Aug 2021 | Blk 807 · 5 ROOM | S$3,000 | — |
| Jun 2021 | Blk 807 · 5 ROOM | S$2,350 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 48 years | S$811,980 | S$896,491 | S$970,917 | S$987,897 |
| 10 years | 43 years | S$764,678 | S$932,139 | S$1,093,334 | S$1,131,911 |
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.