Blk 8 Ghim Moh Rd
Project page · 99-year lease from 1977
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 7 | 16 TO 18 | 117 sqm | S$900,000 | S$7,692 psm | ×1.000 | S$7,692 psm |
| Aug 2026 | Blk 14 | 04 TO 06 | 117 sqm | S$910,000 | S$7,778 psm | ×1.000 | S$7,778 psm |
| May 2026 | Blk 8 | 07 TO 09 | 119 sqm | S$830,000 | S$6,975 psm | ×1.000 | S$6,975 psm |
How accurate is this estimate for Ghim Moh Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Ghim Moh Rd since.
- Median error
- 2.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.60% gross yield
S$50,400 of rent a year against the estimate above · 0.17 points below flats like it
Homes like this rent for about S$4,200 a month, the middle of 24 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 |
|---|---|---|---|
| Jul 2026 | 14 | 5 ROOM | S$5,000 |
| Jul 2026 | 7 | 5 ROOM | S$4,500 |
| Jul 2026 | 7 | 5 ROOM | S$4,500 |
| Jul 2026 | 13 | 5 ROOM | S$4,300 |
| Jul 2026 | 8 | 5 ROOM | S$4,100 |
| Jun 2026 | 13 | 5 ROOM | S$5,300 |
| Jun 2026 | 14 | 5 ROOM | S$4,500 |
| Jun 2026 | 7 | 5 ROOM | S$4,300 |
median of 24 HDB rental approvals for 5 ROOM on Ghim Moh Rd since 2025-10.
Buying or selling at S$900,000?
Buying: Stamp duty on S$900,000 · Cash and CPF needed on S$900,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$900,000.
Each opens with this figure filled in; change anything there.
Primary schools near 8 Ghim Moh 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
- Henry Park Primary School · 709 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 953 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- New Town Primary School · 1,702 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 8 · 5 ROOM · 07 TO 09 · Standard · 50 years left | 119 sqm | S$830,000 | S$6,975 psm |
| May 2025 | Blk 8 · 5 ROOM · 01 TO 03 · Standard · 51 years left | 114 sqm | S$765,000 | S$6,711 psm |
| Feb 2025 | Blk 8 · 5 ROOM · 01 TO 03 · Standard · 51 years left | 117 sqm | S$720,000 | S$6,154 psm |
| Sept 2024 | Blk 8 · 5 ROOM · 19 TO 21 · Standard · 51 years left | 117 sqm | S$908,000 | S$7,761 psm |
| Apr 2024 | Blk 8 · 5 ROOM · 10 TO 12 · Standard · 52 years left | 117 sqm | S$818,000 | S$6,991 psm |
| Feb 2023 | Blk 8 · 5 ROOM · 19 TO 21 · Standard · 53 years left | 117 sqm | S$875,000 | S$7,479 psm |
| Sept 2022 | Blk 8 · 5 ROOM · 25 TO 27 · Standard · 53 years left | 117 sqm | S$868,000 | S$7,419 psm |
| Aug 2022 | Blk 8 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 117 sqm | S$780,000 | S$6,667 psm |
Showing 8 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 8 · 5 ROOM | S$4,100 | — |
| Jan 2026 | Blk 8 · 5 ROOM | S$4,200 | — |
| Nov 2025 | Blk 8 · 5 ROOM | S$4,000 | — |
| Nov 2025 | Blk 8 · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 8 · 5 ROOM | S$4,200 | — |
| Feb 2025 | Blk 8 · 5 ROOM | S$4,500 | — |
| Feb 2025 | Blk 8 · 5 ROOM | S$4,200 | — |
| Feb 2025 | Blk 8 · 5 ROOM | S$4,000 | — |
| Oct 2024 | Blk 8 · 5 ROOM | S$4,800 | — |
| Oct 2024 | Blk 8 · 5 ROOM | S$4,100 | — |
| Apr 2024 | Blk 8 · 5 ROOM | S$3,700 | — |
| Jan 2024 | Blk 8 · 5 ROOM | S$4,200 | — |
| Dec 2023 | Blk 8 · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 8 · 5 ROOM | S$4,100 | — |
| May 2023 | Blk 8 · 5 ROOM | S$4,500 | — |
| Dec 2022 | Blk 8 · 5 ROOM | S$3,700 | — |
| Sept 2022 | Blk 8 · 5 ROOM | S$3,100 | — |
| Mar 2022 | Blk 8 · 5 ROOM | S$3,025 | — |
| Feb 2022 | Blk 8 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 8 · 5 ROOM | S$3,500 | — |
| Mar 2021 | Blk 8 · 5 ROOM | S$3,000 | — |
| Mar 2021 | Blk 8 · 5 ROOM | S$2,734 | — |
| Mar 2021 | Blk 8 · 5 ROOM | S$2,550 | — |
| Jan 2021 | Blk 8 · 5 ROOM | S$2,600 | — |
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 49 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 | 44 years | S$847,572 | S$935,788 | S$1,013,476 | S$1,031,201 |
| 10 years | 39 years | S$791,197 | S$964,464 | S$1,131,250 | S$1,171,164 |
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.