Blk 684 Race Course Rd
Project page · 99-year lease from 1986
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 685 | 16 TO 18 | 63 sqm | S$578,000 | S$9,175 psm | ×1.000 | S$9,175 psm |
| Jul 2026 | Blk 685 | 10 TO 12 | 63 sqm | S$553,888 | S$8,792 psm | ×1.000 | S$8,792 psm |
| Jul 2026 | Blk 684 | 01 TO 03 | 63 sqm | S$500,000 | S$7,937 psm | ×1.000 | S$7,937 psm |
| Jun 2026 | Blk 685 | 04 TO 06 | 63 sqm | S$520,000 | S$8,254 psm | ×1.000 | S$8,254 psm |
| May 2026 | Blk 685 | 07 TO 09 | 63 sqm | S$555,000 | S$8,810 psm | ×1.000 | S$8,810 psm |
| Mar 2026 | Blk 684 | 13 TO 15 | 63 sqm | S$528,000 | S$8,381 psm | ×0.997 | S$8,356 psm |
| Dec 2025 | Blk 685 | 04 TO 06 | 63 sqm | S$551,888 | S$8,760 psm | ×0.996 | S$8,726 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.
6.33% gross yield
S$34,800 of rent a year against the estimate above · 1.48 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 12 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 |
|---|---|---|---|
| Aug 2026 | 685 | 3 ROOM | S$3,300 |
| Aug 2026 | 685 | 3 ROOM | S$2,650 |
| Jul 2026 | 684 | 3 ROOM | S$3,000 |
| Apr 2026 | 685 | 3 ROOM | S$3,300 |
| Apr 2026 | 685 | 3 ROOM | S$2,800 |
| Apr 2026 | 684 | 3 ROOM | S$2,300 |
| Jan 2026 | 685 | 3 ROOM | S$3,000 |
| Jan 2026 | 685 | 3 ROOM | S$2,350 |
median of 12 HDB rental approvals for 3 ROOM on Race Course Rd since 2025-10.
Buying or selling at S$549,720?
Buying: Stamp duty on S$549,720 · Cash and CPF needed on S$549,720 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$549,720.
Each opens with this figure filled in; change anything there.
Primary schools near 684 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 · 593 m · no 2025 Phase 2C ballot
- Hong Wen School · 740 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,173 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bendemeer Primary School · 1,237 m · no 2025 Phase 2C ballot
- St. Margaret's School (Primary) (girls) · 1,596 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Junior) (boys) · 1,720 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 684 · 3 ROOM · 01 TO 03 · Simplified · 59 years left | 63 sqm | S$500,000 | S$7,937 psm |
| May 2026 | Blk 684 · 4 ROOM · 04 TO 06 · Model A · 59 years left | 103 sqm | S$720,000 | S$6,990 psm |
| Mar 2026 | Blk 684 · 3 ROOM · 13 TO 15 · Simplified · 59 years left | 63 sqm | S$528,000 | S$8,381 psm |
| Aug 2025 | Blk 684 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$710,000 | S$6,893 psm |
| Jul 2025 | Blk 684 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 63 sqm | S$500,000 | S$7,937 psm |
| May 2025 | Blk 684 · 3 ROOM · 07 TO 09 · Simplified · 60 years left | 63 sqm | S$568,000 | S$9,016 psm |
| Feb 2025 | Blk 684 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 63 sqm | S$460,000 | S$7,302 psm |
| Jan 2025 | Blk 684 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 63 sqm | S$460,000 | S$7,302 psm |
| Jan 2025 | Blk 684 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 63 sqm | S$460,800 | S$7,314 psm |
| Oct 2024 | Blk 684 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 63 sqm | S$490,000 | S$7,778 psm |
| Apr 2024 | Blk 684 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 63 sqm | S$455,000 | S$7,222 psm |
| Mar 2024 | Blk 684 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 63 sqm | S$425,000 | S$6,746 psm |
| Jan 2024 | Blk 684 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 63 sqm | S$440,000 | S$6,984 psm |
| Sept 2023 | Blk 684 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$643,000 | S$6,243 psm |
| Mar 2023 | Blk 684 · 3 ROOM · 04 TO 06 · Simplified · 62 years left | 63 sqm | S$405,000 | S$6,429 psm |
| Jun 2022 | Blk 684 · 3 ROOM · 07 TO 09 · Simplified · 63 years left | 63 sqm | S$420,000 | S$6,667 psm |
Showing 16 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 684 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 684 · 3 ROOM | S$2,300 | — |
| Aug 2025 | Blk 684 · 3 ROOM | S$3,200 | — |
| Jul 2025 | Blk 684 · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 684 · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 684 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 684 · 3 ROOM | S$3,000 | — |
| May 2025 | Blk 684 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 684 · 3 ROOM | S$2,850 | — |
| Jan 2025 | Blk 684 · 3 ROOM | S$3,200 | — |
| Nov 2024 | Blk 684 · 4 ROOM | S$4,300 | — |
| Nov 2024 | Blk 684 · 3 ROOM | S$2,450 | — |
| Aug 2024 | Blk 684 · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 684 · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 684 · 3 ROOM | S$2,300 | — |
| Aug 2023 | Blk 684 · 3 ROOM | S$3,100 | — |
| Jul 2023 | Blk 684 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 684 · 3 ROOM | S$2,600 | — |
| Apr 2023 | Blk 684 · 3 ROOM | S$2,650 | — |
| Mar 2023 | Blk 684 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 684 · 4 ROOM | S$3,300 | — |
| Dec 2022 | Blk 684 · 3 ROOM | S$3,200 | — |
| Oct 2022 | Blk 684 · 3 ROOM | S$2,200 | — |
| Sept 2022 | Blk 684 · 4 ROOM | S$2,700 | — |
| Aug 2022 | Blk 684 · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 684 · 3 ROOM | S$2,700 | — |
| Aug 2021 | Blk 684 · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 684 · 3 ROOM | S$2,100 | — |
| Jul 2021 | Blk 684 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 684 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 684 · 3 ROOM | S$2,300 | — |
| Apr 2021 | Blk 684 · 3 ROOM | S$2,200 | — |
| Jan 2021 | Blk 684 · 4 ROOM | S$2,700 | — |
| Jan 2021 | Blk 684 · 4 ROOM | S$2,650 | — |
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$524,760 | S$579,378 | S$627,477 | S$638,451 |
| 10 years | 48 years | S$498,327 | S$607,458 | S$712,506 | S$737,646 |
| 20 years | 38 years | S$438,083 | S$650,968 | S$895,579 | S$959,893 |
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.