Blk 33 Jln Bahagia
Project page · 99-year lease from 1970
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 32 | 04 TO 06 | 56 sqm | S$300,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Sept 2026 | Blk 33 | 01 TO 03 | 56 sqm | S$285,000 | S$5,089 psm | ×1.000 | S$5,089 psm |
| Jul 2026 | Blk 33 | 10 TO 12 | 56 sqm | S$310,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| Jul 2026 | Blk 28 | 01 TO 03 | 56 sqm | S$295,000 | S$5,268 psm | ×1.000 | S$5,268 psm |
| Jul 2026 | Blk 34 | 04 TO 06 | 56 sqm | S$280,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Jun 2026 | Blk 27 | 07 TO 09 | 56 sqm | S$300,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Nov 2025 | Blk 28 | 07 TO 09 | 56 sqm | S$320,000 | S$5,714 psm | ×0.996 | S$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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 28 | 3 ROOM | S$3,100 |
| Aug 2026 | 32 | 3 ROOM | S$2,800 |
| Aug 2026 | 33 | 3 ROOM | S$1,500 |
| Jun 2026 | 35 | 3 ROOM | S$2,050 |
| May 2026 | 33 | 3 ROOM | S$3,100 |
| May 2026 | 33 | 3 ROOM | S$2,800 |
| Apr 2026 | 28 | 3 ROOM | S$2,800 |
| Apr 2026 | 32 | 3 ROOM | S$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 33 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 · 449 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 754 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 779 m · no 2025 Phase 2C ballot
1 to 2 km
- Pei Chun Public School · 1,124 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,487 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,593 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- St. Joseph's Institution Junior (boys) · 1,647 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 1,705 m · no 2025 Phase 2C ballot
- CHIJ Primary (Toa Payoh) (girls) · 1,754 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 33 · 3 ROOM · 01 TO 03 · Standard · 43 years left | 56 sqm | S$285,000 | S$5,089 psm |
| Jul 2026 | Blk 33 · 3 ROOM · 10 TO 12 · Standard · 43 years left | 56 sqm | S$310,000 | S$5,536 psm |
| Sept 2025 | Blk 33 · 3 ROOM · 04 TO 06 · Standard · 44 years left | 56 sqm | S$320,000 | S$5,714 psm |
| Jan 2025 | Blk 33 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 56 sqm | S$320,000 | S$5,714 psm |
| Jul 2024 | Blk 33 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 56 sqm | S$300,000 | S$5,357 psm |
| Jun 2024 | Blk 33 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 56 sqm | S$315,000 | S$5,625 psm |
| May 2023 | Blk 33 · 3 ROOM · 01 TO 03 · Standard · 46 years left | 53 sqm | S$250,000 | S$4,717 psm |
| Feb 2023 | Blk 33 · 3 ROOM · 07 TO 09 · Standard · 47 years left | 56 sqm | S$290,000 | S$5,179 psm |
| Sept 2022 | Blk 33 · 3 ROOM · 04 TO 06 · Standard · 47 years left | 56 sqm | S$265,000 | S$4,732 psm |
| May 2022 | Blk 33 · 3 ROOM · 07 TO 09 · Standard · 47 years left | 56 sqm | S$266,000 | S$4,750 psm |
| Mar 2022 | Blk 33 · 3 ROOM · 04 TO 06 · Standard · 47 years left | 56 sqm | S$265,000 | S$4,732 psm |
| Mar 2022 | Blk 33 · 3 ROOM · 10 TO 12 · Standard · 47 years left | 56 sqm | S$262,000 | S$4,679 psm |
| Nov 2021 | Blk 33 · 3 ROOM · 01 TO 03 · Standard · 48 years left | 56 sqm | S$240,000 | S$4,286 psm |
Showing 13 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 33 · 3 ROOM | S$1,500 | — |
| May 2026 | Blk 33 · 3 ROOM | S$3,100 | — |
| May 2026 | Blk 33 · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 33 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 33 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 33 · 3 ROOM | S$2,000 | — |
| Oct 2025 | Blk 33 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 33 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 33 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 33 · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 33 · 3 ROOM | S$1,600 | — |
| Feb 2025 | Blk 33 · 3 ROOM | S$2,900 | — |
| Feb 2025 | Blk 33 · 3 ROOM | S$2,100 | — |
| Jan 2025 | Blk 33 · 3 ROOM | S$1,400 | — |
| Aug 2024 | Blk 33 · 3 ROOM | S$2,500 | — |
| Mar 2024 | Blk 33 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 33 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 33 · 3 ROOM | S$1,600 | — |
| May 2023 | Blk 33 · 3 ROOM | S$2,700 | — |
| May 2023 | Blk 33 · 3 ROOM | S$2,000 | — |
| Jan 2023 | Blk 33 · 3 ROOM | S$1,700 | — |
| Apr 2022 | Blk 33 · 3 ROOM | S$1,500 | — |
| Mar 2022 | Blk 33 · 3 ROOM | S$1,800 | — |
| Nov 2021 | Blk 33 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 33 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 33 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 33 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 33 · 3 ROOM | S$2,000 | — |
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 42 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 | 37 years | S$280,046 | S$309,193 | S$334,862 | S$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.