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HDB · 210663

Blk 663 Buffalo Rd

Project page · 99-year lease from 1982

Indicative value range
S$558,770 – S$589,236
Indicative mid S$583,274 · S$7,113 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 66301 TO 0382 sqmS$565,000S$6,890 psm×1.000S$6,890 psm
Aug 2026Blk 66213 TO 1591 sqmS$585,000S$6,429 psm×1.000S$6,429 psm
Aug 2026Blk 66101 TO 0382 sqmS$590,000S$7,195 psm×1.000S$7,195 psm
Jul 2026Blk 66319 TO 2185 sqmS$610,000S$7,176 psm×1.000S$7,176 psm
Mar 2026Blk 66116 TO 1882 sqmS$598,000S$7,293 psm×0.997S$7,271 psm
Jan 2026Blk 66222 TO 2482 sqmS$585,000S$7,134 psm×0.997S$7,113 psm
Jan 2026Blk 66219 TO 2191 sqmS$615,000S$6,758 psm×0.997S$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

ApprovedBlockFlatRent a month
Sept 20266624 ROOMS$4,900
Sept 20266634 ROOMS$4,600
Sept 20266634 ROOMS$3,600
Aug 20266624 ROOMS$4,500
Jul 20266634 ROOMS$4,050
Jun 20266624 ROOMS$4,000
May 20266624 ROOMS$4,500
May 20266634 ROOMS$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 663 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 663 · 4 ROOM · 01 TO 03 · Improved · 55 years left
82 sqmS$565,000S$6,890 psm
Jul 2026
Blk 663 · 4 ROOM · 19 TO 21 · Improved · 55 years left
85 sqmS$610,000S$7,176 psm
Jun 2025
Blk 663 · 4 ROOM · 16 TO 18 · Improved · 56 years left
82 sqmS$570,000S$6,951 psm
May 2025
Blk 663 · 4 ROOM · 16 TO 18 · Improved · 56 years left
82 sqmS$595,000S$7,256 psm
Apr 2025
Blk 663 · 4 ROOM · 16 TO 18 · Improved · 56 years left
91 sqmS$585,000S$6,429 psm
Apr 2024
Blk 663 · 4 ROOM · 07 TO 09 · Improved · 57 years left
85 sqmS$570,000S$6,706 psm
Jan 2024
Blk 663 · 4 ROOM · 10 TO 12 · Improved · 57 years left
82 sqmS$540,000S$6,585 psm
Dec 2023
Blk 663 · 4 ROOM · 04 TO 06 · Improved · 58 years left
82 sqmS$523,000S$6,378 psm
Nov 2023
Blk 663 · 4 ROOM · 16 TO 18 · Improved · 58 years left
82 sqmS$540,000S$6,585 psm
May 2023
Blk 663 · 4 ROOM · 01 TO 03 · Improved · 58 years left
91 sqmS$540,000S$5,934 psm
Feb 2023
Blk 663 · 4 ROOM · 04 TO 06 · Improved · 58 years left
82 sqmS$500,000S$6,098 psm
Sept 2022
Blk 663 · 4 ROOM · 16 TO 18 · Improved · 59 years left
82 sqmS$575,000S$7,012 psm
Jul 2022
Blk 663 · 4 ROOM · 07 TO 09 · Improved · 59 years left
82 sqmS$518,000S$6,317 psm
Jul 2022
Blk 663 · 4 ROOM · 07 TO 09 · Improved · 59 years left
85 sqmS$508,000S$5,976 psm
Apr 2022
Blk 663 · 4 ROOM · 04 TO 06 · Improved · 59 years left
82 sqmS$492,000S$6,000 psm
Mar 2022
Blk 663 · 4 ROOM · 10 TO 12 · Improved · 59 years left
excluded: outlier
91 sqmS$495,000S$5,440 psm
Jan 2022
Blk 663 · 4 ROOM · 07 TO 09 · Improved · 59 years left
82 sqmS$495,000S$6,037 psm
See more

Showing 17 of 42.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years49 yearsS$553,894S$611,543S$662,313S$673,896
10 years44 yearsS$521,627S$635,860S$745,820S$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.