Blk 30 Jln Bahagia
Project page · 99-year lease from 1987
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 |
|---|---|---|---|---|---|---|---|
| Dec 2025 | Blk 29 | 04 TO 06 | 84 sqm | S$564,000 | S$6,714 psm | ×0.996 | S$6,688 psm |
| Sept 2025 | Blk 29 | 01 TO 03 | 87 sqm | S$545,000 | S$6,264 psm | ×0.996 | S$6,237 psm |
| May 2025 | Blk 30 | 04 TO 06 | 84 sqm | S$560,000 | S$6,667 psm | ×1.000 | S$6,663 psm |
| May 2025 | Blk 30 | 01 TO 03 | 84 sqm | S$565,000 | S$6,726 psm | ×1.000 | S$6,723 psm |
| Dec 2024 | Blk 30 | 10 TO 12 | 84 sqm | S$570,000 | S$6,786 psm | ×1.025 | S$6,954 psm |
How accurate is this estimate for Jln Bahagia?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Jln Bahagia since.
- Median error
- 6.3%
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.
6.73% gross yield
S$37,800 of rent a year against the estimate above · 0.33 points below flats like it
Homes like this rent for about S$3,150 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 30 | 4 ROOM | S$3,700 |
| Sept 2026 | 29 | 4 ROOM | S$3,000 |
| Aug 2026 | 29 | 4 ROOM | S$3,500 |
| Aug 2026 | 29 | 4 ROOM | S$3,200 |
| Jun 2026 | 30 | 4 ROOM | S$3,000 |
| Dec 2025 | 29 | 4 ROOM | S$3,100 |
median of 6 HDB rental approvals for 4 ROOM on Jln Bahagia since 2025-10.
Buying or selling at S$561,784?
Buying: Stamp duty on S$561,784 · Cash and CPF needed on S$561,784 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$561,784.
Each opens with this figure filled in; change anything there.
Primary schools near 30 Jln Bahagia
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
- Hong Wen School · 347 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 769 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 839 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,207 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,562 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- First Toa Payoh Primary School · 1,578 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,603 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,635 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,759 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 30 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 122 sqm | S$755,000 | S$6,189 psm |
| May 2025 | Blk 30 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$565,000 | S$6,726 psm |
| May 2025 | Blk 30 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$560,000 | S$6,667 psm |
| Dec 2024 | Blk 30 · 4 ROOM · 10 TO 12 · Simplified · 62 years left | 84 sqm | S$570,000 | S$6,786 psm |
| Nov 2023 | Blk 30 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 122 sqm | S$748,000 | S$6,131 psm |
| May 2023 | Blk 30 · 4 ROOM · 13 TO 15 · Simplified · 63 years left | 84 sqm | S$535,888 | S$6,380 psm |
| Nov 2022 | Blk 30 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 121 sqm | S$623,000 | S$5,149 psm |
| Jun 2022 | Blk 30 · 5 ROOM · 10 TO 12 · Improved · 64 years left | 122 sqm | S$655,000 | S$5,369 psm |
| Mar 2022 | Blk 30 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$445,000 | S$5,298 psm |
| Jan 2022 | Blk 30 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 122 sqm | S$580,000 | S$4,754 psm |
Showing 10 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 30 · 4 ROOM | S$3,700 | — |
| Jun 2026 | Blk 30 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 30 · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 30 · 5 ROOM | S$4,000 | — |
| Feb 2026 | Blk 30 · 5 ROOM | S$4,000 | — |
| Dec 2025 | Blk 30 · 5 ROOM | S$4,200 | — |
| Oct 2025 | Blk 30 · 5 ROOM | S$3,700 | — |
| Aug 2025 | Blk 30 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 30 · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 30 · 4 ROOM | S$2,750 | — |
| Apr 2025 | Blk 30 · 5 ROOM | S$4,000 | — |
| Jan 2025 | Blk 30 · 5 ROOM | S$3,800 | — |
| Oct 2024 | Blk 30 · 4 ROOM | S$3,600 | — |
| Jun 2024 | Blk 30 · 4 ROOM | S$2,980 | — |
| May 2024 | Blk 30 · 5 ROOM | S$4,200 | — |
| May 2024 | Blk 30 · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 30 · 5 ROOM | S$4,000 | — |
| Jan 2024 | Blk 30 · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 30 · 4 ROOM | S$2,700 | — |
| Jun 2023 | Blk 30 · 5 ROOM | S$3,800 | — |
| Jun 2023 | Blk 30 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 30 · 5 ROOM | S$3,800 | — |
| Jan 2023 | Blk 30 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 30 · 5 ROOM | S$2,600 | — |
| Aug 2022 | Blk 30 · 4 ROOM | S$2,600 | — |
| Jan 2022 | Blk 30 · 5 ROOM | S$2,650 | — |
| Aug 2021 | Blk 30 · 5 ROOM | S$2,950 | — |
| Jun 2021 | Blk 30 · 5 ROOM | S$2,600 | — |
| May 2021 | Blk 30 · 5 ROOM | S$2,500 | — |
| Apr 2021 | Blk 30 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 30 · 5 ROOM | S$2,400 | — |
| Mar 2021 | Blk 30 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 30 · 4 ROOM | S$1,850 | — |
| Jan 2021 | Blk 30 · 5 ROOM | S$2,750 | — |
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 59 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 | 54 years | S$536,277 | S$592,093 | S$641,248 | S$652,463 |
| 10 years | 49 years | S$509,264 | S$620,790 | S$728,143 | S$753,835 |
| 20 years | 39 years | S$447,697 | S$665,255 | S$915,235 | S$980,960 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.