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HDB · 210685

Blk 685 Race Course Rd

Project page · 99-year lease from 1986

Indicative value range
S$549,720 – S$555,000
Indicative mid S$553,888 · S$8,792 psm

Based on 5 sales in this block, last 12 months. Search did not need to widen. 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 68516 TO 1863 sqmS$578,000S$9,175 psm×1.000S$9,175 psm
Jul 2026Blk 68510 TO 1263 sqmS$553,888S$8,792 psm×1.000S$8,792 psm
Jun 2026Blk 68504 TO 0663 sqmS$520,000S$8,254 psm×1.000S$8,254 psm
May 2026Blk 68507 TO 0963 sqmS$555,000S$8,810 psm×1.000S$8,810 psm
Dec 2025Blk 68504 TO 0663 sqmS$551,888S$8,760 psm×0.996S$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.

6.28% gross yield

S$34,800 of rent a year against the estimate above · 1.53 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

ApprovedBlockFlatRent a month
Aug 20266853 ROOMS$3,300
Aug 20266853 ROOMS$2,650
Jul 20266843 ROOMS$3,000
Apr 20266853 ROOMS$3,300
Apr 20266853 ROOMS$2,800
Apr 20266843 ROOMS$2,300
Jan 20266853 ROOMS$3,000
Jan 20266853 ROOMS$2,350

median of 12 HDB rental approvals for 3 ROOM on Race Course Rd since 2025-10.

Buying or selling at S$553,888?

Buying: Stamp duty on S$553,888 · Cash and CPF needed on S$553,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$553,888.

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

Primary schools near 685 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
Oct 2026
Blk 685 · 3 ROOM · 16 TO 18 · Simplified · 58 years left
63 sqmS$578,000S$9,175 psm
Jul 2026
Blk 685 · 3 ROOM · 10 TO 12 · Simplified · 59 years left
63 sqmS$553,888S$8,792 psm
Jun 2026
Blk 685 · 3 ROOM · 04 TO 06 · Simplified · 59 years left
63 sqmS$520,000S$8,254 psm
May 2026
Blk 685 · 3 ROOM · 07 TO 09 · Simplified · 59 years left
63 sqmS$555,000S$8,810 psm
Dec 2025
Blk 685 · 3 ROOM · 04 TO 06 · Simplified · 59 years left
63 sqmS$551,888S$8,760 psm
Jul 2025
Blk 685 · 3 ROOM · 04 TO 06 · Simplified · 60 years left
63 sqmS$520,000S$8,254 psm
Mar 2025
Blk 685 · 3 ROOM · 07 TO 09 · Simplified · 60 years left
63 sqmS$518,000S$8,222 psm
Jan 2025
Blk 685 · 3 ROOM · 10 TO 12 · Simplified · 60 years left
63 sqmS$510,000S$8,095 psm
Oct 2024
Blk 685 · 3 ROOM · 10 TO 12 · Simplified · 60 years left
63 sqmS$500,000S$7,937 psm
Sept 2024
Blk 685 · 3 ROOM · 07 TO 09 · Simplified · 60 years left
63 sqmS$470,000S$7,460 psm
Sept 2024
Blk 685 · 3 ROOM · 01 TO 03 · Simplified · 60 years left
63 sqmS$450,000S$7,143 psm
May 2024
Blk 685 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$730,000S$7,087 psm
Aug 2023
Blk 685 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
89 sqmS$630,000S$7,079 psm
Mar 2022
Blk 685 · 3 ROOM · 07 TO 09 · Simplified · 63 years left
63 sqmS$424,000S$6,730 psm
Mar 2022
Blk 685 · 3 ROOM · 04 TO 06 · Simplified · 63 years left
63 sqmS$378,000S$6,000 psm
See more

Showing 15 of 69.

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$528,739S$583,771S$632,235S$643,292
10 years48 yearsS$502,105S$612,064S$717,908S$743,239
20 years38 yearsS$441,404S$655,904S$902,370S$967,171

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.