Blk 22 Ghim Moh Link
Project page · 99-year lease from 2013
Based on 6 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 22 | 25 TO 27 | 87 sqm | S$1,050,000 | S$12,069 psm | ×1.000 | S$12,069 psm |
| Jun 2026 | Blk 22 | 07 TO 09 | 92 sqm | S$865,000 | S$9,402 psm | ×1.000 | S$9,402 psm |
| May 2026 | Blk 22 | 13 TO 15 | 87 sqm | S$1,040,000 | S$11,954 psm | ×1.000 | S$11,954 psm |
| May 2026 | Blk 22 | 40 TO 42 | 93 sqm | S$1,195,000 | S$12,849 psm | ×1.000 | S$12,849 psm |
| Jan 2026 | Blk 22 | 13 TO 15 | 92 sqm | S$865,000 | S$9,402 psm | ×0.997 | S$9,374 psm |
| Jan 2026 | Blk 22 | 28 TO 30 | 87 sqm | S$1,062,888 | S$12,217 psm | ×0.997 | S$12,181 psm |
How accurate is this estimate for Ghim Moh Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 76 sales in Ghim Moh Link since.
- Median error
- 4.0%
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.
4.67% gross yield
S$51,600 of rent a year against the estimate above · 0.32 points below flats like it
Homes like this rent for about S$4,300 a month, the middle of 39 approvals in the last year.
In Queenstown, flats of this type with 80 to 89 years of lease left yield 4.99%, from 18 blocks.
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 |
|---|---|---|---|
| Sept 2026 | 32 | 4 ROOM | S$4,600 |
| Sept 2026 | 23 | 4 ROOM | S$4,000 |
| Aug 2026 | 32 | 4 ROOM | S$4,600 |
| Aug 2026 | 31 | 4 ROOM | S$4,600 |
| Aug 2026 | 31 | 4 ROOM | S$4,400 |
| Aug 2026 | 28 | 4 ROOM | S$4,300 |
| Aug 2026 | 28 | 4 ROOM | S$4,100 |
| Aug 2026 | 31 | 4 ROOM | S$4,000 |
median of 39 HDB rental approvals for 4 ROOM on Ghim Moh Link since 2025-10.
Buying or selling at S$1,105,058?
Buying: Stamp duty on S$1,105,058 · Cash and CPF needed on S$1,105,058 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,105,058.
Each opens with this figure filled in; change anything there.
Primary schools near 22 Ghim Moh Link
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 · 729 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 751 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- New Town Primary School · 1,804 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 22 · 4 ROOM · 25 TO 27 · Model A · 86 years left | 87 sqm | S$1,050,000 | S$12,069 psm |
| Jun 2026 | Blk 22 · 4 ROOM · 07 TO 09 · Model A · 86 years left | 92 sqm | S$865,000 | S$9,402 psm |
| May 2026 | Blk 22 · 5 ROOM · 40 TO 42 · Improved · 86 years left | 113 sqm | S$1,450,000 | S$12,832 psm |
| May 2026 | Blk 22 · 4 ROOM · 40 TO 42 · Model A · 86 years left | 93 sqm | S$1,195,000 | S$12,849 psm |
| May 2026 | Blk 22 · 4 ROOM · 13 TO 15 · Model A · 86 years left | 87 sqm | S$1,040,000 | S$11,954 psm |
| Apr 2026 | Blk 22 · 5 ROOM · 37 TO 39 · Improved · 86 years left | 113 sqm | S$1,480,000 | S$13,097 psm |
| Mar 2026 | Blk 22 · 5 ROOM · 22 TO 24 · Improved · 86 years left | 113 sqm | S$1,390,000 | S$12,301 psm |
| Jan 2026 | Blk 22 · 4 ROOM · 28 TO 30 · Model A · 86 years left | 87 sqm | S$1,062,888 | S$12,217 psm |
| Jan 2026 | Blk 22 · 4 ROOM · 13 TO 15 · Model A · 86 years left | 92 sqm | S$865,000 | S$9,402 psm |
| Jul 2025 | Blk 22 · 4 ROOM · 28 TO 30 · Model A · 87 years left | 92 sqm | S$995,000 | S$10,815 psm |
| Jul 2025 | Blk 22 · 4 ROOM · 19 TO 21 · Model A · 87 years left | 87 sqm | S$1,045,000 | S$12,011 psm |
| Dec 2024 | Blk 22 · 4 ROOM · 13 TO 15 · Model A · 87 years left | 92 sqm | S$951,000 | S$10,337 psm |
| Aug 2024 | Blk 22 · 4 ROOM · 34 TO 36 · Model A · 88 years left | 92 sqm | S$1,030,000 | S$11,196 psm |
| Aug 2024 | Blk 22 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$928,000 | S$10,087 psm |
| Jul 2024 | Blk 22 · 4 ROOM · 34 TO 36 · Model A · 88 years left | 87 sqm | S$988,888 | S$11,367 psm |
| Jul 2024 | Blk 22 · 4 ROOM · 04 TO 06 · Model A · 88 years left excluded: outlier | 92 sqm | S$843,500 | S$9,168 psm |
| Feb 2024 | Blk 22 · 4 ROOM · 25 TO 27 · Model A · 88 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Jan 2024 | Blk 22 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Jan 2024 | Blk 22 · 4 ROOM · 19 TO 21 · Model A · 88 years left | 92 sqm | S$925,000 | S$10,054 psm |
| Dec 2023 | Blk 22 · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$885,000 | S$9,620 psm |
| Nov 2023 | Blk 22 · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$938,000 | S$10,196 psm |
| Nov 2023 | Blk 22 · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$850,000 | S$9,239 psm |
| Nov 2023 | Blk 22 · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$825,000 | S$8,967 psm |
| Jul 2023 | Blk 22 · 4 ROOM · 25 TO 27 · Model A · 89 years left | 92 sqm | S$935,000 | S$10,163 psm |
| Apr 2023 | Blk 22 · 4 ROOM · 34 TO 36 · Model A · 89 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Mar 2023 | Blk 22 · 5 ROOM · 25 TO 27 · Improved · 89 years left | 113 sqm | S$1,223,000 | S$10,823 psm |
| Mar 2023 | Blk 22 · 4 ROOM · 31 TO 33 · Model A · 89 years left | 92 sqm | S$898,000 | S$9,761 psm |
| Feb 2023 | Blk 22 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 87 sqm | S$843,000 | S$9,690 psm |
| Jul 2022 | Blk 22 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$868,000 | S$9,435 psm |
| Jul 2022 | Blk 22 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$813,000 | S$8,742 psm |
| Apr 2022 | Blk 22 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$885,000 | S$9,620 psm |
| Jan 2022 | Blk 22 · 4 ROOM · 04 TO 06 · Model A · 90 years left | 87 sqm | S$758,000 | S$8,713 psm |
Showing 32 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 22 · 5 ROOM | S$4,200 | — |
| Aug 2026 | Blk 22 · 5 ROOM | S$4,600 | — |
| Jul 2026 | Blk 22 · 5 ROOM | S$4,500 | — |
| Jul 2026 | Blk 22 · 4 ROOM | S$4,400 | — |
| Jun 2026 | Blk 22 · 5 ROOM | S$5,000 | — |
| Jun 2026 | Blk 22 · 5 ROOM | S$4,400 | — |
| May 2026 | Blk 22 · 4 ROOM | S$4,800 | — |
| Apr 2026 | Blk 22 · 4 ROOM | S$3,600 | — |
| Feb 2026 | Blk 22 · 5 ROOM | S$4,688 | — |
| Jan 2026 | Blk 22 · 5 ROOM | S$5,000 | — |
| Jan 2026 | Blk 22 · 5 ROOM | S$4,700 | — |
| Aug 2025 | Blk 22 · 5 ROOM | S$4,500 | — |
| Aug 2025 | Blk 22 · 5 ROOM | S$4,200 | — |
| Jul 2025 | Blk 22 · 4 ROOM | S$4,800 | — |
| Jul 2025 | Blk 22 · 4 ROOM | S$4,200 | — |
| Jun 2025 | Blk 22 · 5 ROOM | S$4,600 | — |
| May 2025 | Blk 22 · 4 ROOM | S$4,600 | — |
| Jan 2025 | Blk 22 · 4 ROOM | S$4,800 | — |
| Nov 2024 | Blk 22 · 5 ROOM | S$4,500 | — |
| Jul 2024 | Blk 22 · 4 ROOM | S$4,800 | — |
| Jul 2024 | Blk 22 · 4 ROOM | S$4,600 | — |
| Jun 2024 | Blk 22 · 4 ROOM | S$4,400 | — |
| May 2024 | Blk 22 · 5 ROOM | S$4,600 | — |
| May 2024 | Blk 22 · 5 ROOM | S$2,950 | — |
| Apr 2024 | Blk 22 · 5 ROOM | S$5,300 | — |
| Mar 2024 | Blk 22 · 5 ROOM | S$5,600 | — |
| Mar 2024 | Blk 22 · 4 ROOM | S$2,160 | — |
| Jan 2024 | Blk 22 · 5 ROOM | S$4,800 | — |
| Dec 2023 | Blk 22 · 4 ROOM | S$4,800 | — |
| Dec 2023 | Blk 22 · 4 ROOM | S$4,600 | — |
| Sept 2023 | Blk 22 · 5 ROOM | S$3,200 | — |
| Aug 2023 | Blk 22 · 4 ROOM | S$4,900 | — |
| Aug 2023 | Blk 22 · 4 ROOM | S$4,700 | — |
| Jul 2023 | Blk 22 · 4 ROOM | S$5,200 | — |
| Jul 2023 | Blk 22 · 5 ROOM | S$5,000 | — |
| May 2023 | Blk 22 · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 22 · 4 ROOM | S$1,980 | — |
| Mar 2023 | Blk 22 · 5 ROOM | S$4,500 | — |
| Dec 2022 | Blk 22 · 4 ROOM | S$5,200 | — |
| Dec 2022 | Blk 22 · 4 ROOM | S$3,500 | — |
| Jul 2022 | Blk 22 · 4 ROOM | S$2,800 | — |
| Jun 2022 | Blk 22 · 4 ROOM | S$2,700 | — |
| Apr 2022 | Blk 22 · 5 ROOM | S$2,700 | — |
| Dec 2021 | Blk 22 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 22 · 5 ROOM | S$3,200 | — |
| Sept 2021 | Blk 22 · 5 ROOM | S$2,700 | — |
| Jul 2021 | Blk 22 · 4 ROOM | S$2,700 | — |
| Jul 2021 | Blk 22 · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 22 · 4 ROOM | S$2,200 | — |
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 85 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 | 80 years | S$1,037,562 | S$1,145,552 | S$1,240,655 | S$1,262,353 |
| 10 years | 75 years | S$969,773 | S$1,182,148 | S$1,386,578 | S$1,435,502 |
| 20 years | 65 years | S$877,980 | S$1,304,632 | S$1,794,868 | S$1,923,761 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.