Blk 664 Buffalo Rd
Project page · 99-year lease from 1982
Based on 60 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 264 · 889 m | 16 TO 18 | 68 sqm | S$650,000 | S$9,559 psm | ×1.000 | S$9,559 psm |
| Oct 2026 | Blk 271 · 772 m | 16 TO 18 | 60 sqm | S$575,000 | S$9,583 psm | ×1.000 | S$9,583 psm |
| Oct 2026 | Blk 9 · 392 m | 16 TO 18 | 56 sqm | S$405,000 | S$7,232 psm | ×1.000 | S$7,232 psm |
| Aug 2026 | Blk 50 · 695 m | 04 TO 06 | 68 sqm | S$475,000 | S$6,985 psm | ×1.000 | S$6,985 psm |
| Aug 2026 | Blk 9 · 392 m | 04 TO 06 | 56 sqm | S$408,888 | S$7,302 psm | ×1.000 | S$7,302 psm |
| Jul 2026 | Blk 269A · 772 m | 04 TO 06 | 67 sqm | S$600,000 | S$8,955 psm | ×1.000 | S$8,955 psm |
| Jul 2026 | Blk 30 · 823 m | 07 TO 09 | 66 sqm | S$513,000 | S$7,773 psm | ×1.000 | S$7,773 psm |
| Jul 2026 | Blk 10 · 834 m | 07 TO 09 | 67 sqm | S$520,000 | S$7,761 psm | ×1.000 | S$7,761 psm |
| Jun 2026 | Blk 264 · 889 m | 16 TO 18 | 60 sqm | S$578,000 | S$9,633 psm | ×1.000 | S$9,633 psm |
| May 2026 | Blk 50 · 695 m | 07 TO 09 | 68 sqm | S$482,000 | S$7,088 psm | ×1.000 | S$7,088 psm |
| May 2026 | Blk 50 · 695 m | 07 TO 09 | 68 sqm | S$513,888 | S$7,557 psm | ×1.000 | S$7,557 psm |
| May 2026 | Blk 50 · 695 m | 10 TO 12 | 68 sqm | S$493,888 | S$7,263 psm | ×1.000 | S$7,263 psm |
| May 2026 | Blk 9 · 392 m | 04 TO 06 | 56 sqm | S$410,888 | S$7,337 psm | ×1.000 | S$7,337 psm |
| Apr 2026 | Blk 49 · 695 m | 13 TO 15 | 68 sqm | S$460,000 | S$6,765 psm | ×1.000 | S$6,765 psm |
| Mar 2026 | Blk 271 · 772 m | 07 TO 09 | 60 sqm | S$510,000 | S$8,500 psm | ×0.997 | S$8,475 psm |
| Mar 2026 | Blk 269A · 772 m | 04 TO 06 | 67 sqm | S$600,000 | S$8,955 psm | ×0.997 | S$8,929 psm |
| Mar 2026 | Blk 28 · 823 m | 10 TO 12 | 65 sqm | S$508,888 | S$7,829 psm | ×0.997 | S$7,806 psm |
| Mar 2026 | Blk 28 · 823 m | 07 TO 09 | 65 sqm | S$455,000 | S$7,000 psm | ×0.997 | S$6,979 psm |
| Jan 2026 | Blk 269B · 772 m | 04 TO 06 | 67 sqm | S$630,000 | S$9,403 psm | ×0.997 | S$9,375 psm |
| Jan 2026 | Blk 50 · 695 m | 07 TO 09 | 68 sqm | S$500,000 | S$7,353 psm | ×0.997 | S$7,331 psm |
| Jan 2026 | Blk 30 · 823 m | 07 TO 09 | 65 sqm | S$518,888 | S$7,983 psm | ×0.997 | S$7,959 psm |
| Nov 2025 | Blk 264 · 889 m | 10 TO 12 | 60 sqm | S$565,000 | S$9,417 psm | ×0.996 | S$9,380 psm |
| Nov 2025 | Blk 49 · 695 m | 10 TO 12 | 68 sqm | S$465,000 | S$6,838 psm | ×0.996 | S$6,811 psm |
| Nov 2025 | Blk 50 · 695 m | 07 TO 09 | 68 sqm | S$490,000 | S$7,206 psm | ×0.996 | S$7,178 psm |
| Nov 2025 | Blk 29 · 823 m | 13 TO 15 | 65 sqm | S$490,000 | S$7,538 psm | ×0.996 | S$7,509 psm |
| Nov 2025 | Blk 28 · 823 m | 07 TO 09 | 65 sqm | S$485,000 | S$7,462 psm | ×0.996 | S$7,432 psm |
| Oct 2025 | Blk 263 · 889 m | 19 TO 21 | 60 sqm | S$565,000 | S$9,417 psm | ×0.996 | S$9,380 psm |
| Oct 2025 | Blk 10 · 834 m | 13 TO 15 | 67 sqm | S$500,000 | S$7,463 psm | ×0.996 | S$7,433 psm |
| Sept 2025 | Blk 9 · 392 m | 10 TO 12 | 58 sqm | S$436,000 | S$7,517 psm | ×0.996 | S$7,484 psm |
| Sept 2025 | Blk 9 · 392 m | 01 TO 03 | 56 sqm | S$410,000 | S$7,321 psm | ×0.996 | S$7,289 psm |
| Aug 2025 | Blk 49 · 695 m | 07 TO 09 | 68 sqm | S$461,888 | S$6,792 psm | ×0.996 | S$6,762 psm |
| Aug 2025 | Blk 28 · 823 m | 10 TO 12 | 65 sqm | S$453,000 | S$6,969 psm | ×0.996 | S$6,938 psm |
| Aug 2025 | Blk 10 · 834 m | 07 TO 09 | 67 sqm | S$520,000 | S$7,761 psm | ×0.996 | S$7,727 psm |
| Aug 2025 | Blk 9 · 392 m | 10 TO 12 | 58 sqm | S$420,000 | S$7,241 psm | ×0.996 | S$7,209 psm |
| Jul 2025 | Blk 271 · 772 m | 19 TO 21 | 60 sqm | S$563,000 | S$9,383 psm | ×0.996 | S$9,342 psm |
| Jul 2025 | Blk 10 · 834 m | 13 TO 15 | 67 sqm | S$526,800 | S$7,863 psm | ×0.996 | S$7,828 psm |
| Jun 2025 | Blk 264 · 889 m | 07 TO 09 | 68 sqm | S$638,000 | S$9,382 psm | ×1.000 | S$9,378 psm |
| Jun 2025 | Blk 10 · 834 m | 13 TO 15 | 67 sqm | S$530,000 | S$7,910 psm | ×1.000 | S$7,907 psm |
| Jun 2025 | Blk 9 · 392 m | 16 TO 18 | 56 sqm | S$450,000 | S$8,036 psm | ×1.000 | S$8,032 psm |
| May 2025 | Blk 264 · 889 m | 16 TO 18 | 68 sqm | S$618,000 | S$9,088 psm | ×1.000 | S$9,084 psm |
| May 2025 | Blk 49 · 695 m | 04 TO 06 | 68 sqm | S$485,000 | S$7,132 psm | ×1.000 | S$7,129 psm |
| May 2025 | Blk 30 · 823 m | 07 TO 09 | 66 sqm | S$486,688 | S$7,374 psm | ×1.000 | S$7,370 psm |
| May 2025 | Blk 10 · 834 m | 13 TO 15 | 67 sqm | S$515,000 | S$7,687 psm | ×1.000 | S$7,683 psm |
| May 2025 | Blk 10 · 834 m | 13 TO 15 | 67 sqm | S$525,000 | S$7,836 psm | ×1.000 | S$7,832 psm |
| May 2025 | Blk 8 · 392 m | 07 TO 09 | 67 sqm | S$520,000 | S$7,761 psm | ×1.000 | S$7,757 psm |
| Apr 2025 | Blk 263 · 889 m | 07 TO 09 | 60 sqm | S$528,888 | S$8,815 psm | ×1.000 | S$8,810 psm |
| Apr 2025 | Blk 50 · 695 m | 07 TO 09 | 68 sqm | S$488,000 | S$7,176 psm | ×1.000 | S$7,173 psm |
| Apr 2025 | Blk 8 · 392 m | 04 TO 06 | 58 sqm | S$429,000 | S$7,397 psm | ×1.000 | S$7,393 psm |
| Apr 2025 | Blk 9 · 392 m | 16 TO 18 | 58 sqm | S$435,000 | S$7,500 psm | ×1.000 | S$7,496 psm |
| Feb 2025 | Blk 271 · 772 m | 07 TO 09 | 60 sqm | S$440,000 | S$7,333 psm | ×1.009 | S$7,399 psm |
| Feb 2025 | Blk 9 · 392 m | 16 TO 18 | 56 sqm | S$470,000 | S$8,393 psm | ×1.009 | S$8,468 psm |
| Jan 2025 | Blk 263 · 889 m | 16 TO 18 | 60 sqm | S$550,000 | S$9,167 psm | ×1.009 | S$9,249 psm |
| Jan 2025 | Blk 29 · 823 m | 16 TO 18 | 65 sqm | S$500,000 | S$7,692 psm | ×1.009 | S$7,761 psm |
| Jan 2025 | Blk 9 · 392 m | 04 TO 06 | 58 sqm | S$400,000 | S$6,897 psm | ×1.009 | S$6,958 psm |
| Dec 2024 | Blk 264 · 889 m | 10 TO 12 | 68 sqm | S$560,888 | S$8,248 psm | ×1.025 | S$8,453 psm |
| Dec 2024 | Blk 271 · 772 m | 19 TO 21 | 68 sqm | S$628,000 | S$9,235 psm | ×1.025 | S$9,464 psm |
| Dec 2024 | Blk 10 · 834 m | 01 TO 03 | 67 sqm | S$438,000 | S$6,537 psm | ×1.025 | S$6,699 psm |
| Dec 2024 | Blk 9 · 392 m | 10 TO 12 | 56 sqm | S$430,000 | S$7,679 psm | ×1.025 | S$7,869 psm |
| Nov 2024 | Blk 50 · 695 m | 10 TO 12 | 68 sqm | S$500,000 | S$7,353 psm | ×1.025 | S$7,535 psm |
| Nov 2024 | Blk 44 · 940 m | 04 TO 06 | 67 sqm | S$438,000 | S$6,537 psm | ×1.025 | S$6,699 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.
7.09% gross yield
S$32,400 of rent a year against the estimate above · 0.72 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 |
|---|---|---|---|
| Jun 2026 | 664 | 3 ROOM | S$1,800 |
| May 2026 | 662 | 3 ROOM | S$3,700 |
| Apr 2026 | 662 | 3 ROOM | S$1,600 |
| Jan 2026 | 664 | 3 ROOM | S$3,600 |
median of 4 HDB rental approvals for 3 ROOM on Buffalo Rd since 2025-10.
Buying or selling at S$457,199?
Buying: Stamp duty on S$457,199 · Cash and CPF needed on S$457,199 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$457,199.
Each opens with this figure filled in; change anything there.
Primary schools near 664 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) · 562 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 598 m · no 2025 Phase 2C ballot
1 to 2 km
- Anglo-Chinese School (Junior) (boys) · 1,065 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,296 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Hong Wen School · 1,786 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2022 | Blk 664 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 60 sqm | S$380,000 | S$6,333 psm |
Showing 1 of 8.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 664 · 3 ROOM | S$1,800 | — |
| Jan 2026 | Blk 664 · 3 ROOM | S$3,600 | — |
| Sept 2025 | Blk 664 · 3 ROOM | S$3,800 | — |
| Jun 2025 | Blk 664 · 3 ROOM | S$1,600 | — |
| Aug 2024 | Blk 664 · 3 ROOM | S$3,400 | — |
| May 2024 | Blk 664 · 3 ROOM | S$1,400 | — |
| Aug 2023 | Blk 664 · 3 ROOM | S$3,800 | — |
| Jun 2023 | Blk 664 · 3 ROOM | S$1,600 | — |
| Sept 2022 | Blk 664 · 3 ROOM | S$3,000 | — |
| Jun 2022 | Blk 664 · 3 ROOM | S$1,400 | — |
| May 2021 | Blk 664 · 3 ROOM | S$1,600 | — |
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 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$434,169 | S$479,357 | S$519,153 | S$528,233 |
| 10 years | 44 years | S$408,877 | S$498,418 | S$584,610 | S$605,237 |
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.