Blk 69 Moulmein Rd
Project page · 99-year lease from 1972
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 69 | 01 TO 03 | 84 sqm | S$568,000 | S$6,762 psm | ×1.000 | S$6,762 psm |
| Nov 2025 | Blk 69 | 16 TO 18 | 84 sqm | S$618,000 | S$7,357 psm | ×0.996 | S$7,328 psm |
| Aug 2025 | Blk 69 | 16 TO 18 | 84 sqm | S$600,000 | S$7,143 psm | ×0.996 | S$7,111 psm |
| Mar 2025 | Blk 69 | 07 TO 09 | 84 sqm | S$632,000 | S$7,524 psm | ×1.009 | S$7,591 psm |
| Feb 2025 | Blk 69 | 13 TO 15 | 84 sqm | S$622,000 | S$7,405 psm | ×1.009 | S$7,471 psm |
How accurate is this estimate for Moulmein Rd?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.73% gross yield
S$41,400 of rent a year against the estimate above · 1.27 points below flats like it
Homes like this rent for about S$3,450 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 |
|---|---|---|---|
| Apr 2026 | 69 | 4 ROOM | S$3,800 |
| Oct 2025 | 69 | 4 ROOM | S$3,100 |
median of 2 HDB rental approvals for 4 ROOM on Moulmein Rd since 2025-10.
Buying or selling at S$615,571?
Buying: Stamp duty on S$615,571 · Cash and CPF needed on S$615,571 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$615,571.
Each opens with this figure filled in; change anything there.
Primary schools near 69 Moulmein 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
- St. Joseph's Institution Junior (boys) · 473 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 655 m · no 2025 Phase 2C ballot
- Hong Wen School · 752 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Anglo-Chinese School (Junior) (boys) · 1,417 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anglo-Chinese School (Primary) (boys) · 1,577 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,590 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,639 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Margaret's School (Primary) (girls) · 1,659 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,960 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- St Andrew's School (Junior) (boys) · 1,967 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 69 · 4 ROOM · 01 TO 03 · Improved · 45 years left | 84 sqm | S$568,000 | S$6,762 psm |
| Nov 2025 | Blk 69 · 4 ROOM · 16 TO 18 · Improved · 46 years left | 84 sqm | S$618,000 | S$7,357 psm |
| Aug 2025 | Blk 69 · 4 ROOM · 16 TO 18 · Improved · 46 years left | 84 sqm | S$600,000 | S$7,143 psm |
| Mar 2025 | Blk 69 · 4 ROOM · 07 TO 09 · Improved · 46 years left | 84 sqm | S$632,000 | S$7,524 psm |
| Feb 2025 | Blk 69 · 4 ROOM · 13 TO 15 · Improved · 47 years left | 84 sqm | S$622,000 | S$7,405 psm |
| Jul 2024 | Blk 69 · 4 ROOM · 10 TO 12 · Improved · 47 years left | 84 sqm | S$540,000 | S$6,429 psm |
| Mar 2024 | Blk 69 · 4 ROOM · 04 TO 06 · Improved · 47 years left | 84 sqm | S$608,000 | S$7,238 psm |
| Sept 2023 | Blk 69 · 4 ROOM · 13 TO 15 · Improved · 48 years left | 84 sqm | S$618,000 | S$7,357 psm |
| Jan 2023 | Blk 69 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 84 sqm | S$603,000 | S$7,179 psm |
| Jun 2022 | Blk 69 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 84 sqm | S$518,000 | S$6,167 psm |
| Feb 2022 | Blk 69 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 84 sqm | S$502,000 | S$5,976 psm |
| Dec 2021 | Blk 69 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 84 sqm | S$500,000 | S$5,952 psm |
Showing 12 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 69 · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 69 · 4 ROOM | S$3,100 | — |
| May 2025 | Blk 69 · 4 ROOM | S$4,500 | — |
| Mar 2025 | Blk 69 · 4 ROOM | S$4,380 | — |
| Feb 2025 | Blk 69 · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 69 · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 69 · 4 ROOM | S$4,200 | — |
| Dec 2024 | Blk 69 · 4 ROOM | S$3,900 | — |
| Dec 2024 | Blk 69 · 4 ROOM | S$3,600 | — |
| Jun 2024 | Blk 69 · 4 ROOM | S$3,800 | — |
| May 2024 | Blk 69 · 4 ROOM | S$3,700 | — |
| Feb 2024 | Blk 69 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 69 · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 69 · 4 ROOM | S$3,700 | — |
| Oct 2023 | Blk 69 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 69 · 4 ROOM | S$4,700 | — |
| Mar 2023 | Blk 69 · 4 ROOM | S$3,900 | — |
| Feb 2023 | Blk 69 · 4 ROOM | S$3,800 | — |
| Feb 2023 | Blk 69 · 4 ROOM | S$3,000 | — |
| Nov 2022 | Blk 69 · 4 ROOM | S$4,500 | — |
| Oct 2022 | Blk 69 · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 69 · 4 ROOM | S$3,800 | — |
| Feb 2022 | Blk 69 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 69 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 69 · 4 ROOM | S$2,150 | — |
| Jun 2021 | Blk 69 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 69 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 69 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 69 · 4 ROOM | S$2,700 | — |
| Feb 2021 | Blk 69 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 69 · 4 ROOM | S$2,300 | — |
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 44 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 | 39 years | S$574,627 | S$634,435 | S$687,105 | S$699,122 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.