Blk 1 Queen's Rd
Project page · 99-year lease from 1974
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 1 | 16 TO 18 | 123 sqm | S$1,020,000 | S$8,293 psm | ×1.000 | S$8,293 psm |
| Jun 2026 | Blk 1 | 04 TO 06 | 123 sqm | S$925,000 | S$7,520 psm | ×1.000 | S$7,520 psm |
| Dec 2025 | Blk 1 | 07 TO 09 | 120 sqm | S$990,000 | S$8,250 psm | ×0.996 | S$8,218 psm |
How accurate is this estimate for Queen's 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 Queen's Rd since.
- Median error
- 5.1%
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.
6.16% gross yield
S$62,280 of rent a year against the estimate above · 0.39 points above flats like it
Homes like this rent for about S$5,190 a month, the middle of 2 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| May 2026 | 1 | 5 ROOM | S$5,180 |
| Oct 2025 | 1 | 5 ROOM | S$5,200 |
median of 2 HDB rental approvals for 5 ROOM on Queen's Rd since 2025-10.
Buying or selling at S$1,010,764?
Buying: Stamp duty on S$1,010,764 · Cash and CPF needed on S$1,010,764 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,010,764.
Each opens with this figure filled in; change anything there.
Primary schools near 1 Queen's 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
- Nanyang Primary School · 350 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Raffles Girls' Primary School (girls) · 1,282 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- New Town Primary School · 1,996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 1 · 5 ROOM · 16 TO 18 · Standard · 47 years left | 123 sqm | S$1,020,000 | S$8,293 psm |
| Jun 2026 | Blk 1 · 5 ROOM · 04 TO 06 · Standard · 47 years left | 123 sqm | S$925,000 | S$7,520 psm |
| Dec 2025 | Blk 1 · 5 ROOM · 07 TO 09 · Standard · 47 years left | 120 sqm | S$990,000 | S$8,250 psm |
| Mar 2025 | Blk 1 · 5 ROOM · 07 TO 09 · Standard · 48 years left | 125 sqm | S$965,000 | S$7,720 psm |
| Mar 2025 | Blk 1 · 5 ROOM · 13 TO 15 · Standard · 48 years left | 123 sqm | S$990,000 | S$8,049 psm |
| Mar 2025 | Blk 1 · 5 ROOM · 04 TO 06 · Standard · 48 years left | 120 sqm | S$900,888 | S$7,507 psm |
| Aug 2024 | Blk 1 · 5 ROOM · 22 TO 24 · Standard · 49 years left | 123 sqm | S$920,000 | S$7,480 psm |
| Jul 2024 | Blk 1 · 5 ROOM · 10 TO 12 · Standard · 49 years left | 120 sqm | S$970,000 | S$8,083 psm |
| Jan 2024 | Blk 1 · 5 ROOM · 19 TO 21 · Standard · 49 years left | 120 sqm | S$983,000 | S$8,192 psm |
| Jul 2022 | Blk 1 · 5 ROOM · 04 TO 06 · Standard · 51 years left | 123 sqm | S$900,000 | S$7,317 psm |
Showing 10 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 1 · 5 ROOM | S$5,180 | — |
| Oct 2025 | Blk 1 · 5 ROOM | S$5,200 | — |
| May 2025 | Blk 1 · 5 ROOM | S$5,180 | — |
| May 2024 | Blk 1 · 5 ROOM | S$5,180 | — |
| Dec 2023 | Blk 1 · 5 ROOM | S$5,200 | — |
| Jan 2022 | Blk 1 · 5 ROOM | S$3,300 | — |
| May 2021 | Blk 1 · 5 ROOM | S$2,900 | — |
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 46 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 | 41 years | S$951,883 | S$1,050,955 | S$1,138,205 | S$1,158,111 |
| 10 years | 36 years | S$888,569 | S$1,083,161 | S$1,270,473 | S$1,315,300 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.