Blk 661 Buffalo Rd
Project page · 99-year lease from 1982
Based on 7 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 663 | 01 TO 03 | 82 sqm | S$565,000 | S$6,890 psm | ×1.000 | S$6,890 psm |
| Aug 2026 | Blk 662 | 13 TO 15 | 91 sqm | S$585,000 | S$6,429 psm | ×1.000 | S$6,429 psm |
| Aug 2026 | Blk 661 | 01 TO 03 | 82 sqm | S$590,000 | S$7,195 psm | ×1.000 | S$7,195 psm |
| Jul 2026 | Blk 663 | 19 TO 21 | 85 sqm | S$610,000 | S$7,176 psm | ×1.000 | S$7,176 psm |
| Mar 2026 | Blk 661 | 16 TO 18 | 82 sqm | S$598,000 | S$7,293 psm | ×0.997 | S$7,271 psm |
| Jan 2026 | Blk 662 | 22 TO 24 | 82 sqm | S$585,000 | S$7,134 psm | ×0.997 | S$7,113 psm |
| Jan 2026 | Blk 662 | 19 TO 21 | 91 sqm | S$615,000 | S$6,758 psm | ×0.997 | S$6,738 psm |
How accurate is this estimate for Buffalo Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Buffalo Rd since.
- Median error
- 8.5%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 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.
8.85% gross yield
S$51,600 of rent a year against the estimate above · 1.79 points above flats like it
Homes like this rent for about S$4,300 a month, the middle of 25 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 662 | 4 ROOM | S$4,900 |
| Sept 2026 | 663 | 4 ROOM | S$4,600 |
| Sept 2026 | 663 | 4 ROOM | S$3,600 |
| Aug 2026 | 662 | 4 ROOM | S$4,500 |
| Jul 2026 | 663 | 4 ROOM | S$4,050 |
| Jun 2026 | 662 | 4 ROOM | S$4,000 |
| May 2026 | 662 | 4 ROOM | S$4,500 |
| May 2026 | 663 | 4 ROOM | S$4,400 |
median of 25 HDB rental approvals for 4 ROOM on Buffalo Rd since 2025-10.
Buying or selling at S$583,274?
Buying: Stamp duty on S$583,274 · Cash and CPF needed on S$583,274 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$583,274.
Each opens with this figure filled in; change anything there.
Primary schools near 661 Buffalo 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. Margaret's School (Primary) (girls) · 512 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 535 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Junior) (boys) · 942 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,191 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Hong Wen School · 1,775 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 661 · 4 ROOM · 01 TO 03 · Improved · 55 years left | 82 sqm | S$590,000 | S$7,195 psm |
| Mar 2026 | Blk 661 · 4 ROOM · 16 TO 18 · Improved · 55 years left | 82 sqm | S$598,000 | S$7,293 psm |
| Mar 2024 | Blk 661 · 4 ROOM · 07 TO 09 · Improved · 57 years left | 82 sqm | S$555,000 | S$6,768 psm |
| Jun 2023 | Blk 661 · 4 ROOM · 13 TO 15 · Improved · 58 years left | 82 sqm | S$535,000 | S$6,524 psm |
| Feb 2023 | Blk 661 · 4 ROOM · 19 TO 21 · Improved · 58 years left | 82 sqm | S$550,000 | S$6,707 psm |
| Jun 2022 | Blk 661 · 4 ROOM · 16 TO 18 · Improved · 59 years left | 91 sqm | S$500,000 | S$5,495 psm |
Showing 6 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 661 · 4 ROOM | S$4,800 | — |
| Apr 2026 | Blk 661 · 4 ROOM | S$4,600 | — |
| Feb 2026 | Blk 661 · 4 ROOM | S$4,400 | — |
| Feb 2026 | Blk 661 · 4 ROOM | S$2,500 | — |
| Jan 2026 | Blk 661 · 4 ROOM | S$4,200 | — |
| Jan 2026 | Blk 661 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 661 · 4 ROOM | S$3,900 | — |
| Jul 2025 | Blk 661 · 4 ROOM | S$4,600 | — |
| Jul 2025 | Blk 661 · 4 ROOM | S$4,400 | — |
| Jul 2025 | Blk 661 · 4 ROOM | S$3,610 | — |
| Apr 2025 | Blk 661 · 4 ROOM | S$2,700 | — |
| Mar 2025 | Blk 661 · 4 ROOM | S$4,600 | — |
| Mar 2025 | Blk 661 · 4 ROOM | S$3,900 | — |
| Jan 2025 | Blk 661 · 4 ROOM | S$4,200 | — |
| Apr 2024 | Blk 661 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 661 · 4 ROOM | S$2,500 | — |
| Jan 2024 | Blk 661 · 4 ROOM | S$4,200 | — |
| Jan 2024 | Blk 661 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 661 · 4 ROOM | S$3,200 | — |
| Sept 2023 | Blk 661 · 4 ROOM | S$4,500 | — |
| Aug 2023 | Blk 661 · 4 ROOM | S$4,600 | — |
| Jul 2023 | Blk 661 · 4 ROOM | S$4,500 | — |
| Jul 2023 | Blk 661 · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 661 · 4 ROOM | S$2,700 | — |
| Mar 2023 | Blk 661 · 4 ROOM | S$2,800 | — |
| Feb 2023 | Blk 661 · 4 ROOM | S$4,200 | — |
| Sept 2022 | Blk 661 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 661 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 661 · 4 ROOM | S$2,800 | — |
| Mar 2022 | Blk 661 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 661 · 4 ROOM | S$2,700 | — |
| Apr 2021 | Blk 661 · 4 ROOM | S$3,000 | — |
| Apr 2021 | Blk 661 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 661 · 4 ROOM | S$2,700 | — |
| Feb 2021 | Blk 661 · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 661 · 4 ROOM | S$2,500 | — |
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 54 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 | 49 years | S$553,894 | S$611,543 | S$662,313 | S$673,896 |
| 10 years | 44 years | S$521,627 | S$635,860 | S$745,820 | S$772,135 |
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.