Blk 38 Cambridge Rd
Project page · 99-year lease from 1997
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 40 | 01 TO 03 | 120 sqm | S$865,800 | S$7,215 psm | ×1.000 | S$7,215 psm |
| Aug 2026 | Blk 40 | 07 TO 09 | 119 sqm | S$955,000 | S$8,025 psm | ×1.000 | S$8,025 psm |
| Feb 2026 | Blk 39 | 07 TO 09 | 120 sqm | S$868,888 | S$7,241 psm | ×0.997 | S$7,219 psm |
| Feb 2026 | Blk 38 | 07 TO 09 | 120 sqm | S$925,000 | S$7,708 psm | ×0.997 | S$7,686 psm |
How accurate is this estimate for Cambridge Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Cambridge Rd since.
- Median error
- 3.8%
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.
5.77% gross yield
S$51,600 of rent a year against the estimate above · 0.09 points above flats like it
Homes like this rent for about S$4,300 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| Sept 2026 | 39 | 5 ROOM | S$3,800 |
| Aug 2026 | 38 | 5 ROOM | S$4,300 |
| May 2026 | 39 | 5 ROOM | S$4,400 |
| Apr 2026 | 40 | 5 ROOM | S$4,800 |
| Feb 2026 | 40 | 5 ROOM | S$2,700 |
median of 5 HDB rental approvals for 5 ROOM on Cambridge Rd since 2025-10.
Buying or selling at S$894,298?
Buying: Stamp duty on S$894,298 · Cash and CPF needed on S$894,298 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$894,298.
Each opens with this figure filled in; change anything there.
Primary schools near 38 Cambridge 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
- St. Joseph's Institution Junior (boys) · 275 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 461 m · no 2025 Phase 2C ballot
1 to 2 km
- Hong Wen School · 1,032 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anglo-Chinese School (Junior) (boys) · 1,107 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Margaret's School (Primary) (girls) · 1,358 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Primary) (boys) · 1,417 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,837 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 38 · 4 ROOM · 10 TO 12 · Model A · 70 years left | 101 sqm | S$840,000 | S$8,317 psm |
| Sept 2026 | Blk 38 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 101 sqm | S$880,000 | S$8,713 psm |
| Feb 2026 | Blk 38 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 120 sqm | S$925,000 | S$7,708 psm |
| Aug 2025 | Blk 38 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 120 sqm | S$923,500 | S$7,696 psm |
| Feb 2025 | Blk 38 · 4 ROOM · 07 TO 09 · Model A · 72 years left | 101 sqm | S$810,000 | S$8,020 psm |
| Aug 2024 | Blk 38 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 120 sqm | S$928,000 | S$7,733 psm |
| Jul 2024 | Blk 38 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 101 sqm | S$778,000 | S$7,703 psm |
| Jun 2023 | Blk 38 · 5 ROOM · 01 TO 03 · Improved · 74 years left excluded: outlier | 120 sqm | S$728,000 | S$6,067 psm |
| Apr 2023 | Blk 38 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 120 sqm | S$845,000 | S$7,042 psm |
| Apr 2023 | Blk 38 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$738,000 | S$7,380 psm |
| Mar 2023 | Blk 38 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 120 sqm | S$820,000 | S$6,833 psm |
| Oct 2022 | Blk 38 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 120 sqm | S$800,000 | S$6,667 psm |
| Aug 2022 | Blk 38 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 120 sqm | S$775,000 | S$6,458 psm |
| Mar 2022 | Blk 38 · 4 ROOM · 04 TO 06 · Model A · 75 years left excluded: outlier | 100 sqm | S$640,000 | S$6,400 psm |
Showing 14 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 38 · 5 ROOM | S$4,300 | — |
| Sept 2025 | Blk 38 · 5 ROOM | S$4,300 | — |
| Jul 2025 | Blk 38 · 5 ROOM | S$4,200 | — |
| Apr 2025 | Blk 38 · 4 ROOM | S$4,400 | — |
| Aug 2024 | Blk 38 · 4 ROOM | S$4,000 | — |
| Mar 2024 | Blk 38 · 5 ROOM | S$3,600 | — |
| Mar 2023 | Blk 38 · 4 ROOM | S$2,600 | — |
| Jan 2022 | Blk 38 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 38 · 4 ROOM | S$2,600 | — |
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 69 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 | 64 years | S$866,376 | S$956,549 | S$1,035,961 | S$1,054,079 |
| 10 years | 59 years | S$835,875 | S$1,018,927 | S$1,195,131 | S$1,237,299 |
| 20 years | 49 years | S$757,730 | S$1,125,947 | S$1,549,040 | S$1,660,280 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.