Blk 31 Ghim Moh Link
Project page · 99-year lease from 2018
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 31 | 34 TO 36 | 93 sqm | S$1,200,000 | S$12,903 psm | ×1.000 | S$12,903 psm |
| Aug 2026 | Blk 31 | 28 TO 30 | 93 sqm | S$1,180,000 | S$12,688 psm | ×1.000 | S$12,688 psm |
| Aug 2026 | Blk 31 | 19 TO 21 | 93 sqm | S$1,061,888 | S$11,418 psm | ×1.000 | S$11,418 psm |
| Aug 2026 | Blk 31 | 31 TO 33 | 93 sqm | S$1,200,000 | S$12,903 psm | ×1.000 | S$12,903 psm |
| Jul 2026 | Blk 31 | 25 TO 27 | 93 sqm | S$1,138,888 | S$12,246 psm | ×1.000 | S$12,246 psm |
| Jun 2026 | Blk 31 | 31 TO 33 | 93 sqm | S$1,130,000 | S$12,151 psm | ×1.000 | S$12,151 psm |
| Apr 2026 | Blk 31 | 01 TO 03 | 93 sqm | S$940,000 | S$10,108 psm | ×1.000 | S$10,108 psm |
| Apr 2026 | Blk 31 | 37 TO 39 | 93 sqm | S$1,128,000 | S$12,129 psm | ×1.000 | S$12,129 psm |
| Apr 2026 | Blk 31 | 10 TO 12 | 93 sqm | S$1,035,000 | S$11,129 psm | ×1.000 | S$11,129 psm |
| Feb 2026 | Blk 31 | 10 TO 12 | 93 sqm | S$1,050,000 | S$11,290 psm | ×0.997 | S$11,257 psm |
| Jan 2026 | Blk 31 | 31 TO 33 | 93 sqm | S$1,205,000 | S$12,957 psm | ×0.997 | S$12,919 psm |
| Jan 2026 | Blk 31 | 22 TO 24 | 93 sqm | S$1,120,000 | S$12,043 psm | ×0.997 | S$12,007 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.
4.57% gross yield
S$51,600 of rent a year against the estimate above · 0.76 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.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| 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$1,129,000?
Buying: Stamp duty on S$1,129,000 · Cash and CPF needed on S$1,129,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,129,000.
Each opens with this figure filled in; change anything there.
Primary schools near 31 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 · 679 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 763 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Tong Primary School · 1,907 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 31 · 4 ROOM · 34 TO 36 · Model A · 91 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| Aug 2026 | Blk 31 · 4 ROOM · 31 TO 33 · Model A · 91 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| Aug 2026 | Blk 31 · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$1,061,888 | S$11,418 psm |
| Aug 2026 | Blk 31 · 4 ROOM · 28 TO 30 · Model A · 91 years left | 93 sqm | S$1,180,000 | S$12,688 psm |
| Jul 2026 | Blk 31 · 4 ROOM · 25 TO 27 · Model A · 91 years left | 93 sqm | S$1,138,888 | S$12,246 psm |
| Jun 2026 | Blk 31 · 4 ROOM · 31 TO 33 · Model A · 91 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| Apr 2026 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$1,035,000 | S$11,129 psm |
| Apr 2026 | Blk 31 · 4 ROOM · 37 TO 39 · Model A · 91 years left | 93 sqm | S$1,128,000 | S$12,129 psm |
| Apr 2026 | Blk 31 · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Feb 2026 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jan 2026 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,120,000 | S$12,043 psm |
| Jan 2026 | Blk 31 · 4 ROOM · 31 TO 33 · Model A · 92 years left | 93 sqm | S$1,205,000 | S$12,957 psm |
| Jun 2025 | Blk 31 · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| May 2025 | Blk 31 · 4 ROOM · 28 TO 30 · Model A · 92 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Feb 2025 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$1,138,000 | S$12,237 psm |
| Jan 2025 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,025,000 | S$11,022 psm |
| Jan 2025 | Blk 31 · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Dec 2024 | Blk 31 · 4 ROOM · 37 TO 39 · Model A · 93 years left | 93 sqm | S$1,190,000 | S$12,796 psm |
| Dec 2024 | Blk 31 · 4 ROOM · 25 TO 27 · Model A · 93 years left | 93 sqm | S$1,118,000 | S$12,022 psm |
| Dec 2024 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,038,888 | S$11,171 psm |
| Dec 2024 | Blk 31 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$1,038,000 | S$11,161 psm |
| Sept 2024 | Blk 31 · 4 ROOM · 28 TO 30 · Model A · 93 years left | 93 sqm | S$1,033,800 | S$11,116 psm |
| Jul 2024 | Blk 31 · 4 ROOM · 31 TO 33 · Model A · 93 years left | 93 sqm | S$1,139,000 | S$12,247 psm |
| Jul 2024 | Blk 31 · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Jun 2024 | Blk 31 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$980,000 | S$10,538 psm |
| May 2024 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$1,075,000 | S$11,559 psm |
| Jan 2024 | Blk 31 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$845,000 | S$9,086 psm |
| Nov 2023 | Blk 31 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Nov 2023 | Blk 31 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$840,000 | S$9,032 psm |
| Nov 2023 | Blk 31 · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$820,000 | S$8,817 psm |
| Oct 2023 | Blk 31 · 4 ROOM · 34 TO 36 · Model A · 94 years left | 93 sqm | S$1,020,000 | S$10,968 psm |
| Oct 2023 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Aug 2023 | Blk 31 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$966,888 | S$10,397 psm |
| Jul 2023 | Blk 31 · 4 ROOM · 28 TO 30 · Model A · 94 years left | 93 sqm | S$998,000 | S$10,731 psm |
| Jun 2023 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$950,000 | S$10,215 psm |
| May 2023 | Blk 31 · 4 ROOM · 37 TO 39 · Model A · 94 years left | 93 sqm | S$980,000 | S$10,538 psm |
| May 2023 | Blk 31 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Apr 2023 | Blk 31 · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$975,000 | S$10,484 psm |
| Apr 2023 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Apr 2023 | Blk 31 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Jan 2023 | Blk 31 · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Dec 2022 | Blk 31 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$948,000 | S$10,194 psm |
| Dec 2022 | Blk 31 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$937,000 | S$10,075 psm |
| Nov 2022 | Blk 31 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$940,000 | S$10,108 psm |
| Nov 2022 | Blk 31 · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$900,000 | S$9,677 psm |
| Oct 2022 | Blk 31 · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$935,000 | S$10,054 psm |
| Sept 2022 | Blk 31 · 4 ROOM · 37 TO 39 · Model A · 95 years left | 93 sqm | S$980,000 | S$10,538 psm |
| Sept 2022 | Blk 31 · 4 ROOM · 34 TO 36 · Model A · 95 years left | 93 sqm | S$971,888 | S$10,450 psm |
| Sept 2022 | Blk 31 · 4 ROOM · 25 TO 27 · Model A · 95 years left | 93 sqm | S$945,000 | S$10,161 psm |
| Sept 2022 | Blk 31 · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$925,000 | S$9,946 psm |
| Sept 2022 | Blk 31 · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$905,000 | S$9,731 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 31 · 4 ROOM | S$4,600 | — |
| Aug 2026 | Blk 31 · 4 ROOM | S$4,400 | — |
| Aug 2026 | Blk 31 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 31 · 4 ROOM | S$4,700 | — |
| Jun 2026 | Blk 31 · 4 ROOM | S$4,900 | — |
| Apr 2026 | Blk 31 · 4 ROOM | S$4,000 | — |
| Sept 2025 | Blk 31 · 4 ROOM | S$4,000 | — |
| Aug 2025 | Blk 31 · 4 ROOM | S$4,200 | — |
| Jun 2025 | Blk 31 · 4 ROOM | S$4,700 | — |
| Jun 2025 | Blk 31 · 4 ROOM | S$4,000 | — |
| Feb 2025 | Blk 31 · 4 ROOM | S$4,300 | — |
| Jan 2025 | Blk 31 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 31 · 4 ROOM | S$4,150 | — |
| Aug 2024 | Blk 31 · 4 ROOM | S$3,900 | — |
| Jul 2024 | Blk 31 · 4 ROOM | S$4,000 | — |
| May 2024 | Blk 31 · 4 ROOM | S$4,200 | — |
| Apr 2024 | Blk 31 · 4 ROOM | S$4,200 | — |
| Feb 2024 | Blk 31 · 4 ROOM | S$4,300 | — |
| Feb 2024 | Blk 31 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 31 · 4 ROOM | S$4,050 | — |
| Jul 2023 | Blk 31 · 4 ROOM | S$4,300 | — |
| Feb 2023 | Blk 31 · 4 ROOM | S$4,700 | — |
| Feb 2023 | Blk 31 · 4 ROOM | S$4,450 | — |
| Jan 2023 | Blk 31 · 4 ROOM | S$4,150 | — |
| Nov 2022 | Blk 31 · 4 ROOM | S$4,800 | — |
| Oct 2022 | Blk 31 · 4 ROOM | S$4,800 | — |
| Aug 2022 | Blk 31 · 4 ROOM | S$4,200 | — |
| Aug 2022 | Blk 31 · 4 ROOM | S$3,900 | — |
| Jul 2022 | Blk 31 · 4 ROOM | S$4,300 | — |
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 90 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 | 85 years | S$1,073,341 | S$1,185,055 | S$1,283,438 | S$1,305,883 |
| 10 years | 80 years | S$1,007,782 | S$1,228,481 | S$1,440,923 | S$1,491,764 |
| 20 years | 70 years | S$888,953 | S$1,320,937 | S$1,817,301 | S$1,947,805 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.