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HDB · 210009

Blk 9 Gloucester Rd

Project page · 99-year lease from 1976

Indicative value range
S$635,669 – S$664,228
Indicative mid S$642,837 · S$7,064 psm

Based on 6 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 904 TO 0691 sqmS$635,000S$6,978 psm×1.000S$6,978 psm
Jul 2026Blk 907 TO 0991 sqmS$648,000S$7,121 psm×1.000S$7,121 psm
Sept 2025Blk 907 TO 0992 sqmS$680,000S$7,391 psm×0.996S$7,359 psm
Jun 2025Blk 904 TO 0692 sqmS$645,000S$7,011 psm×1.000S$7,007 psm
May 2025Blk 901 TO 0391 sqmS$610,000S$6,703 psm×1.000S$6,700 psm
Jan 2025Blk 910 TO 1291 sqmS$683,000S$7,505 psm×1.009S$7,573 psm

How accurate is this estimate for Gloucester Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 4 sales in Gloucester Rd since.

Median error
2.5%

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.

7.33% gross yield

S$47,100 of rent a year against the estimate above · 0.67 points below flats like it

Homes like this rent for about S$3,925 a month, the middle of 8 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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
Aug 202694 ROOMS$4,600
Aug 202694 ROOMS$3,900
Jun 202694 ROOMS$4,100
May 202694 ROOMS$3,900
Apr 2026104 ROOMS$4,500
Apr 202694 ROOMS$3,700
Mar 202694 ROOMS$2,700
Nov 202594 ROOMS$3,950

median of 8 HDB rental approvals for 4 ROOM on Gloucester Rd since 2025-10.

Buying or selling at S$642,837?

Buying: Stamp duty on S$642,837 · Cash and CPF needed on S$642,837 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$642,837.

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

Primary schools near 9 Gloucester 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 9 · 4 ROOM · 04 TO 06 · New Generation · 49 years left
91 sqmS$635,000S$6,978 psm
Jul 2026
Blk 9 · 4 ROOM · 07 TO 09 · New Generation · 49 years left
91 sqmS$648,000S$7,121 psm
Sept 2025
Blk 9 · 4 ROOM · 04 TO 06 · New Generation · 50 years left
excluded: outlier
91 sqmS$633,000S$6,956 psm
Sept 2025
Blk 9 · 4 ROOM · 07 TO 09 · New Generation · 50 years left
92 sqmS$680,000S$7,391 psm
Jun 2025
Blk 9 · 4 ROOM · 04 TO 06 · New Generation · 51 years left
92 sqmS$645,000S$7,011 psm
May 2025
Blk 9 · 4 ROOM · 01 TO 03 · New Generation · 51 years left
91 sqmS$610,000S$6,703 psm
Jan 2025
Blk 9 · 4 ROOM · 10 TO 12 · New Generation · 51 years left
91 sqmS$683,000S$7,505 psm
Oct 2024
Blk 9 · 4 ROOM · 04 TO 06 · New Generation · 51 years left
91 sqmS$660,000S$7,253 psm
Jan 2024
Blk 9 · 4 ROOM · 01 TO 03 · New Generation · 52 years left
91 sqmS$620,000S$6,813 psm
Nov 2023
Blk 9 · 4 ROOM · 07 TO 09 · New Generation · 52 years left
91 sqmS$608,000S$6,681 psm
Apr 2023
Blk 9 · 4 ROOM · 13 TO 15 · New Generation · 53 years left
92 sqmS$585,000S$6,359 psm
Feb 2023
Blk 9 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
91 sqmS$600,000S$6,593 psm
Feb 2023
Blk 9 · 4 ROOM · 10 TO 12 · New Generation · 53 years left
91 sqmS$590,000S$6,484 psm
Nov 2022
Blk 9 · 4 ROOM · 13 TO 15 · New Generation · 53 years left
91 sqmS$570,000S$6,264 psm
Nov 2022
Blk 9 · 4 ROOM · 04 TO 06 · New Generation · 53 years left
91 sqmS$550,000S$6,044 psm
Jun 2022
Blk 9 · 4 ROOM · 13 TO 15 · New Generation · 54 years left
92 sqmS$542,000S$5,891 psm
Apr 2022
Blk 9 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
91 sqmS$531,000S$5,835 psm
Oct 2021
Blk 9 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$504,888S$5,488 psm
Oct 2021
Blk 9 · 4 ROOM · 01 TO 03 · New Generation · 54 years left
91 sqmS$478,000S$5,253 psm
See more

Showing 19 of 51.

Sale prices as filed in caveats.

Where the lease takes this

About 48 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 years43 yearsS$605,389S$668,398S$723,888S$736,548
10 years38 yearsS$565,122S$688,881S$808,010S$836,519

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.