Blk 681 Race Course Rd
Project page · 99-year lease from 1986
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 681 | 10 TO 12 | 103 sqm | S$800,000 | S$7,767 psm | ×1.000 | S$7,767 psm |
| May 2026 | Blk 684 | 04 TO 06 | 103 sqm | S$720,000 | S$6,990 psm | ×1.000 | S$6,990 psm |
| Aug 2025 | Blk 684 | 04 TO 06 | 103 sqm | S$710,000 | S$6,893 psm | ×0.996 | S$6,863 psm |
| Jul 2025 | Blk 681 | 04 TO 06 | 103 sqm | S$775,000 | S$7,524 psm | ×0.996 | S$7,491 psm |
How accurate is this estimate for Race Course Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Race Course Rd since.
- Median error
- 3.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 9 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.
6.60% gross yield
S$49,200 of rent a year against the estimate above · 0.46 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 9 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 |
|---|---|---|---|
| Aug 2026 | 681 | 4 ROOM | S$4,100 |
| Jul 2026 | 681 | 4 ROOM | S$4,100 |
| Jul 2026 | 681 | 4 ROOM | S$3,700 |
| May 2026 | 681 | 4 ROOM | S$4,600 |
| Apr 2026 | 685 | 4 ROOM | S$4,500 |
| Jan 2026 | 685 | 4 ROOM | S$3,200 |
| Dec 2025 | 681 | 4 ROOM | S$4,400 |
| Dec 2025 | 681 | 4 ROOM | S$2,500 |
median of 9 HDB rental approvals for 4 ROOM on Race Course Rd since 2025-10.
Buying or selling at S$745,788?
Buying: Stamp duty on S$745,788 · Cash and CPF needed on S$745,788 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$745,788.
Each opens with this figure filled in; change anything there.
Primary schools near 681 Race Course 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
- Farrer Park Primary School · 426 m · no 2025 Phase 2C ballot
- Hong Wen School · 837 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,047 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Bendemeer Primary School · 1,393 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 1,439 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Junior) (boys) · 1,553 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 681 · 4 ROOM · 10 TO 12 · Model A · 59 years left | 103 sqm | S$800,000 | S$7,767 psm |
| Jul 2025 | Blk 681 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$775,000 | S$7,524 psm |
| Nov 2023 | Blk 681 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$660,000 | S$6,408 psm |
| Oct 2023 | Blk 681 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$648,000 | S$6,291 psm |
| Apr 2023 | Blk 681 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$627,000 | S$6,087 psm |
| Apr 2023 | Blk 681 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$600,000 | S$5,825 psm |
| Aug 2022 | Blk 681 · 4 ROOM · 01 TO 03 · Model A · 63 years left | 103 sqm | S$610,000 | S$5,922 psm |
| Mar 2022 | Blk 681 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$610,000 | S$5,922 psm |
| Jan 2022 | Blk 681 · 4 ROOM · 01 TO 03 · Model A · 64 years left | 103 sqm | S$540,000 | S$5,243 psm |
Showing 9 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 681 · 4 ROOM | S$4,100 | — |
| Jul 2026 | Blk 681 · 4 ROOM | S$4,100 | — |
| Jul 2026 | Blk 681 · 4 ROOM | S$3,700 | — |
| May 2026 | Blk 681 · 4 ROOM | S$4,600 | — |
| Dec 2025 | Blk 681 · 4 ROOM | S$4,400 | — |
| Dec 2025 | Blk 681 · 4 ROOM | S$2,500 | — |
| Aug 2025 | Blk 681 · 4 ROOM | S$3,700 | — |
| Jul 2025 | Blk 681 · 4 ROOM | S$4,400 | — |
| Jul 2025 | Blk 681 · 4 ROOM | S$3,900 | — |
| Jul 2025 | Blk 681 · 4 ROOM | S$2,800 | — |
| Jun 2025 | Blk 681 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 681 · 4 ROOM | S$3,700 | — |
| Mar 2025 | Blk 681 · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 681 · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 681 · 4 ROOM | S$4,200 | — |
| Sept 2024 | Blk 681 · 4 ROOM | S$4,000 | — |
| Aug 2024 | Blk 681 · 4 ROOM | S$4,100 | — |
| Aug 2024 | Blk 681 · 4 ROOM | S$3,700 | — |
| May 2024 | Blk 681 · 4 ROOM | S$3,900 | — |
| Aug 2023 | Blk 681 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 681 · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 681 · 4 ROOM | S$4,300 | — |
| Feb 2023 | Blk 681 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 681 · 4 ROOM | S$2,700 | — |
| Dec 2022 | Blk 681 · 4 ROOM | S$3,900 | — |
| Dec 2022 | Blk 681 · 4 ROOM | S$2,600 | — |
| Aug 2022 | Blk 681 · 4 ROOM | S$3,300 | — |
| Aug 2022 | Blk 681 · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 681 · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 681 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 681 · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 681 · 4 ROOM | S$1,700 | — |
| Sept 2021 | Blk 681 · 4 ROOM | S$3,200 | — |
| Aug 2021 | Blk 681 · 4 ROOM | S$2,800 | — |
| Jul 2021 | Blk 681 · 4 ROOM | S$2,550 | — |
| Jul 2021 | Blk 681 · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 681 · 4 ROOM | S$2,550 | — |
| Feb 2021 | Blk 681 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 681 · 4 ROOM | S$2,200 | — |
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 58 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 | 53 years | S$711,926 | S$786,024 | S$851,279 | S$866,167 |
| 10 years | 48 years | S$676,065 | S$824,119 | S$966,635 | S$1,000,741 |
| 20 years | 38 years | S$594,333 | S$883,148 | S$1,215,005 | S$1,302,258 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.