homequant
HDB · 210682

Blk 682 Race Course Rd

Project page · 99-year lease from 1986

Indicative value range
S$951,036 – S$1,065,590
Indicative mid S$1,000,367 · S$7,755 psm

Based on 33 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 121 · 496 m01 TO 03130 sqmS$1,030,000S$7,923 psm×1.000S$7,923 psm
Sept 2026Blk 104 · 758 m10 TO 12139 sqmS$1,138,000S$8,187 psm×1.000S$8,187 psm
Aug 2026Blk 642 · 768 m22 TO 24139 sqmS$1,150,000S$8,273 psm×1.000S$8,273 psm
Aug 2026Blk 48 · 751 m16 TO 18119 sqmS$807,000S$6,782 psm×1.000S$6,782 psm
Aug 2026Blk 112 · 496 m13 TO 15121 sqmS$902,888S$7,462 psm×1.000S$7,462 psm
Aug 2026Blk 634 · 920 m25 TO 27130 sqmS$1,120,000S$8,615 psm×1.000S$8,615 psm
Jul 2026Blk 108 · 496 m07 TO 09128 sqmS$985,000S$7,695 psm×1.000S$7,695 psm
Jun 2026Blk 112 · 496 m10 TO 12130 sqmS$1,068,000S$8,215 psm×1.000S$8,215 psm
May 2026Blk 639 · 768 m22 TO 24139 sqmS$990,000S$7,122 psm×1.000S$7,122 psm
May 2026Blk 121 · 496 m10 TO 12121 sqmS$900,000S$7,438 psm×1.000S$7,438 psm
Apr 2026Blk 122 · 496 m04 TO 06126 sqmS$970,000S$7,698 psm×1.000S$7,698 psm
Feb 2026Blk 807 · 776 m13 TO 15115 sqmS$1,020,000S$8,870 psm×0.997S$8,843 psm
Jan 2026Blk 120 · 496 m04 TO 06130 sqmS$936,000S$7,200 psm×0.997S$7,179 psm
Dec 2025Blk 106 · 758 m07 TO 09140 sqmS$1,180,000S$8,429 psm×0.996S$8,395 psm
Dec 2025Blk 632 · 920 m22 TO 24135 sqmS$1,128,000S$8,356 psm×0.996S$8,323 psm
Nov 2025Blk 48A · 751 m25 TO 27114 sqmS$806,000S$7,070 psm×0.996S$7,042 psm
Nov 2025Blk 807 · 776 m19 TO 21115 sqmS$1,080,000S$9,391 psm×0.996S$9,354 psm
Oct 2025Blk 119 · 496 m07 TO 09130 sqmS$1,088,000S$8,369 psm×0.996S$8,336 psm
Sept 2025Blk 642 · 768 m25 TO 27137 sqmS$1,090,000S$7,956 psm×0.996S$7,921 psm
May 2025Blk 639 · 768 m22 TO 24139 sqmS$1,031,500S$7,421 psm×1.000S$7,417 psm
May 2025Blk 104 · 758 m04 TO 06139 sqmS$1,130,000S$8,130 psm×1.000S$8,125 psm
May 2025Blk 122 · 496 m01 TO 03126 sqmS$860,000S$6,825 psm×1.000S$6,822 psm
Apr 2025Blk 48 · 751 m22 TO 24114 sqmS$780,000S$6,842 psm×1.000S$6,839 psm
Apr 2025Blk 109 · 496 m10 TO 12121 sqmS$1,000,000S$8,264 psm×1.000S$8,260 psm
Mar 2025Blk 48 · 751 m13 TO 15119 sqmS$680,000S$5,714 psm×1.009S$5,765 psm
Mar 2025Blk 104 · 758 m07 TO 09137 sqmS$1,070,000S$7,810 psm×1.009S$7,880 psm
Mar 2025Blk 104 · 758 m04 TO 06139 sqmS$1,168,000S$8,403 psm×1.009S$8,478 psm
Mar 2025Blk 119 · 496 m10 TO 12121 sqmS$930,000S$7,686 psm×1.009S$7,755 psm
Mar 2025Blk 634 · 920 m22 TO 24130 sqmS$958,000S$7,369 psm×1.009S$7,435 psm
Feb 2025Blk 122 · 496 m10 TO 12130 sqmS$900,000S$6,923 psm×1.009S$6,985 psm
Dec 2024Blk 104 · 758 m04 TO 06137 sqmS$1,065,000S$7,774 psm×1.025S$7,966 psm
Nov 2024Blk 642 · 768 m25 TO 27139 sqmS$1,000,000S$7,194 psm×1.025S$7,372 psm
Nov 2024Blk 639 · 768 m25 TO 27139 sqmS$1,008,000S$7,252 psm×1.025S$7,431 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.

4.80% gross yield

S$48,000 of rent a year against the estimate above · 1.08 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 187 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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.

Buying or selling at S$1,000,367?

Buying: Stamp duty on S$1,000,367 · Cash and CPF needed on S$1,000,367 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,000,367.

Each opens with this figure filled in; change anything there.

Primary schools near 682 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2021
Blk 682 · 4 ROOM · 10 TO 12 · Model A · 64 years left
103 sqmS$645,000S$6,262 psm
Oct 2021
Blk 682 · 5 ROOM · 07 TO 09 · Improved · 64 years left
129 sqmS$750,000S$5,814 psm
See more

Showing 2 of 12.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years53 yearsS$954,946S$1,054,338S$1,141,868S$1,161,838
10 years48 yearsS$906,843S$1,105,437S$1,296,601S$1,342,350
20 years38 yearsS$797,212S$1,184,615S$1,629,754S$1,746,790

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.