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HDB · 320032

Blk 32 Jln Bahagia

Project page · 99-year lease from 1971

Indicative value range
S$290,000 – S$305,000
Indicative mid S$300,000 · S$5,357 psm

Based on 7 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 3204 TO 0656 sqmS$300,000S$5,357 psm×1.000S$5,357 psm
Sept 2026Blk 3301 TO 0356 sqmS$285,000S$5,089 psm×1.000S$5,089 psm
Jul 2026Blk 3310 TO 1256 sqmS$310,000S$5,536 psm×1.000S$5,536 psm
Jul 2026Blk 2801 TO 0356 sqmS$295,000S$5,268 psm×1.000S$5,268 psm
Jul 2026Blk 3404 TO 0656 sqmS$280,000S$5,000 psm×1.000S$5,000 psm
Jun 2026Blk 2707 TO 0956 sqmS$300,000S$5,357 psm×1.000S$5,357 psm
Nov 2025Blk 2807 TO 0956 sqmS$320,000S$5,714 psm×0.996S$5,692 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.

11.20% gross yield

S$33,600 of rent a year against the estimate above · 2.29 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 31 approvals in the last year.

In Kallang/Whampoa, flats of this type with 40 to 49 years of lease left yield 8.91%, from 17 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

ApprovedBlockFlatRent a month
Aug 2026283 ROOMS$3,100
Aug 2026323 ROOMS$2,800
Aug 2026333 ROOMS$1,500
Jun 2026353 ROOMS$2,050
May 2026333 ROOMS$3,100
May 2026333 ROOMS$2,800
Apr 2026283 ROOMS$2,800
Apr 2026323 ROOMS$2,800

median of 31 HDB rental approvals for 3 ROOM on Jln Bahagia since 2025-10.

Buying or selling at S$300,000?

Buying: Stamp duty on S$300,000 · Cash and CPF needed on S$300,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$300,000.

Each opens with this figure filled in; change anything there.

Primary schools near 32 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 43 years left
56 sqmS$300,000S$5,357 psm
May 2026
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 44 years left
excluded: outlier
56 sqmS$270,000S$4,821 psm
Sept 2025
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 44 years left
56 sqmS$298,000S$5,321 psm
Aug 2025
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 44 years left
56 sqmS$325,000S$5,804 psm
Apr 2025
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 45 years left
56 sqmS$300,000S$5,357 psm
Apr 2025
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 45 years left
56 sqmS$310,000S$5,536 psm
May 2024
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 46 years left
56 sqmS$298,000S$5,321 psm
Mar 2024
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 46 years left
56 sqmS$286,888S$5,123 psm
Feb 2024
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 46 years left
56 sqmS$308,000S$5,500 psm
Dec 2023
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 46 years left
56 sqmS$290,000S$5,179 psm
Nov 2023
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 46 years left
56 sqmS$293,000S$5,232 psm
Sept 2023
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 47 years left
53 sqmS$300,000S$5,660 psm
May 2023
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 47 years left
56 sqmS$288,000S$5,143 psm
Aug 2022
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 48 years left
56 sqmS$288,000S$5,143 psm
Aug 2022
Blk 32 · 3 ROOM · 07 TO 09 · Standard · 47 years left
56 sqmS$270,000S$4,821 psm
Jun 2022
Blk 32 · 3 ROOM · 04 TO 06 · Standard · 48 years left
56 sqmS$252,000S$4,500 psm
May 2022
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 48 years left
56 sqmS$251,000S$4,482 psm
Mar 2022
Blk 32 · 3 ROOM · 01 TO 03 · Standard · 48 years left
56 sqmS$246,000S$4,393 psm
See more

Showing 18 of 86.

Sale prices as filed in caveats.

Where the lease takes this

About 43 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years38 yearsS$280,046S$309,193S$334,862S$340,718

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.