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HDB · 320056

Blk 56 Jln Ma'mor

Project page · 99-year lease from 1972

Indicative value range
S$418,897 – S$475,795
Indicative mid S$436,812 · S$5,600 psm

Based on 73 sales in projects within 1 km, last 24 months. Search widened 3 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
Sept 2026Blk 27 · 596 m10 TO 1267 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Aug 2026Blk 85C · 890 m13 TO 1568 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Aug 2026Blk 25 · 596 m07 TO 0967 sqmS$355,000S$5,299 psm×1.000S$5,299 psm
Aug 2026Blk 25 · 596 m01 TO 0367 sqmS$315,000S$4,701 psm×1.000S$4,701 psm
Aug 2026Blk 27 · 596 m07 TO 0967 sqmS$310,000S$4,627 psm×1.000S$4,627 psm
Aug 2026Blk 27 · 596 m10 TO 1267 sqmS$330,000S$4,925 psm×1.000S$4,925 psm
Aug 2026Blk 5 · 671 m07 TO 0968 sqmS$440,000S$6,471 psm×1.000S$6,471 psm
Jul 2026Blk 26 · 596 m04 TO 0667 sqmS$335,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 6 · 671 m07 TO 0968 sqmS$423,000S$6,221 psm×1.000S$6,221 psm
Jul 2026Blk 5601 TO 0378 sqmS$980,000S$12,516 psm×1.000S$12,516 psm
Jun 2026Blk 27 · 596 m10 TO 1267 sqmS$333,000S$4,970 psm×1.000S$4,970 psm
Jun 2026Blk 26 · 596 m01 TO 0367 sqmS$333,000S$4,970 psm×1.000S$4,970 psm
Jun 2026Blk 25 · 596 m04 TO 0667 sqmS$320,000S$4,776 psm×1.000S$4,776 psm
Jun 2026Blk 5 · 671 m10 TO 1268 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
May 2026Blk 85A · 890 m16 TO 1868 sqmS$423,888S$6,234 psm×1.000S$6,234 psm
May 2026Blk 26 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×1.000S$5,224 psm
May 2026Blk 27 · 596 m04 TO 0667 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
May 2026Blk 5 · 671 m07 TO 0968 sqmS$455,000S$6,691 psm×1.000S$6,691 psm
Apr 2026Blk 27 · 596 m01 TO 0367 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Apr 2026Blk 26 · 596 m01 TO 0367 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Apr 2026Blk 25 · 596 m07 TO 0967 sqmS$385,000S$5,746 psm×1.000S$5,746 psm
Apr 2026Blk 26 · 596 m01 TO 0367 sqmS$340,000S$5,075 psm×1.000S$5,075 psm
Mar 2026Blk 39 · 408 m01 TO 0383 sqmS$878,000S$10,528 psm×0.997S$10,497 psm
Mar 2026Blk 85A · 890 m16 TO 1868 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Feb 2026Blk 85C · 890 m07 TO 0968 sqmS$420,000S$6,176 psm×0.997S$6,158 psm
Feb 2026Blk 85B · 890 m16 TO 1868 sqmS$400,000S$5,882 psm×0.997S$5,865 psm
Feb 2026Blk 26 · 596 m10 TO 1267 sqmS$370,000S$5,522 psm×0.997S$5,506 psm
Jan 2026Blk 73 · 890 m07 TO 0972 sqmS$480,000S$6,667 psm×0.997S$6,647 psm
Jan 2026Blk 85 · 890 m01 TO 0368 sqmS$380,000S$5,588 psm×0.997S$5,572 psm
Jan 2026Blk 23 · 596 m10 TO 1267 sqmS$390,000S$5,821 psm×0.997S$5,804 psm
Jan 2026Blk 26 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×0.997S$5,208 psm
Dec 2025Blk 85A · 890 m16 TO 1868 sqmS$426,888S$6,278 psm×0.996S$6,253 psm
Dec 2025Blk 25 · 596 m01 TO 0367 sqmS$340,000S$5,075 psm×0.996S$5,055 psm
Nov 2025Blk 93 · 437 m07 TO 0976 sqmS$425,000S$5,592 psm×0.996S$5,570 psm
Nov 2025Blk 66 · 890 m01 TO 0372 sqmS$438,000S$6,083 psm×0.996S$6,059 psm
Nov 2025Blk 25 · 596 m01 TO 0367 sqmS$345,888S$5,163 psm×0.996S$5,142 psm
Nov 2025Blk 26 · 596 m04 TO 0667 sqmS$372,000S$5,552 psm×0.996S$5,530 psm
Oct 2025Blk 194 · 408 m10 TO 1275 sqmS$425,000S$5,667 psm×0.996S$5,644 psm
Sept 2025Blk 75 · 437 m01 TO 0376 sqmS$394,688S$5,193 psm×0.996S$5,170 psm
Sept 2025Blk 85A · 890 m07 TO 0978 sqmS$472,000S$6,051 psm×0.996S$6,025 psm
Sept 2025Blk 26 · 596 m07 TO 0967 sqmS$380,000S$5,672 psm×0.996S$5,647 psm
Sept 2025Blk 23 · 596 m04 TO 0667 sqmS$375,000S$5,597 psm×0.996S$5,572 psm
Aug 2025Blk 3 · 843 m01 TO 0370 sqmS$428,000S$6,114 psm×0.996S$6,087 psm
Aug 2025Blk 85B · 890 m13 TO 1568 sqmS$422,000S$6,206 psm×0.996S$6,178 psm
Jul 2025Blk 73 · 890 m10 TO 1272 sqmS$405,000S$5,625 psm×0.996S$5,600 psm
Jul 2025Blk 27 · 596 m04 TO 0667 sqmS$373,000S$5,567 psm×0.996S$5,543 psm
Jul 2025Blk 25 · 596 m10 TO 1267 sqmS$388,888S$5,804 psm×0.996S$5,779 psm
Jun 2025Blk 26 · 596 m10 TO 1267 sqmS$360,000S$5,373 psm×1.000S$5,370 psm
Jun 2025Blk 25 · 596 m01 TO 0367 sqmS$350,000S$5,224 psm×1.000S$5,221 psm
May 2025Blk 66 · 890 m10 TO 1272 sqmS$450,000S$6,250 psm×1.000S$6,247 psm
May 2025Blk 23 · 596 m07 TO 0967 sqmS$388,000S$5,791 psm×1.000S$5,788 psm
May 2025Blk 26 · 596 m10 TO 1267 sqmS$375,000S$5,597 psm×1.000S$5,594 psm
May 2025Blk 26 · 596 m07 TO 0967 sqmS$350,000S$5,224 psm×1.000S$5,221 psm
May 2025Blk 25 · 596 m01 TO 0367 sqmS$373,000S$5,567 psm×1.000S$5,564 psm
Apr 2025Blk 75 · 437 m10 TO 1276 sqmS$435,000S$5,724 psm×1.000S$5,721 psm
Apr 2025Blk 85C · 890 m07 TO 0968 sqmS$415,000S$6,103 psm×1.000S$6,100 psm
Apr 2025Blk 25 · 596 m01 TO 0367 sqmS$360,000S$5,373 psm×1.000S$5,370 psm
Apr 2025Blk 26 · 596 m04 TO 0667 sqmS$355,000S$5,299 psm×1.000S$5,296 psm
Apr 2025Blk 25 · 596 m04 TO 0667 sqmS$370,000S$5,522 psm×1.000S$5,520 psm
Apr 2025Blk 26 · 596 m07 TO 0967 sqmS$370,888S$5,536 psm×1.000S$5,533 psm
Apr 2025Blk 5901 TO 0379 sqmS$950,000S$11,965 psm×1.000S$11,959 psm
Mar 2025Blk 85C · 890 m19 TO 2168 sqmS$440,000S$6,471 psm×1.009S$6,529 psm
Mar 2025Blk 23 · 596 m04 TO 0667 sqmS$386,888S$5,774 psm×1.009S$5,826 psm
Feb 2025Blk 49 · 408 m01 TO 0380 sqmS$870,000S$10,889 psm×1.009S$10,986 psm
Jan 2025Blk 82 · 437 m07 TO 0977 sqmS$411,000S$5,338 psm×1.009S$5,385 psm
Jan 2025Blk 75 · 437 m16 TO 1876 sqmS$410,000S$5,395 psm×1.009S$5,443 psm
Jan 2025Blk 85A · 890 m07 TO 0968 sqmS$400,000S$5,882 psm×1.009S$5,935 psm
Jan 2025Blk 85A · 890 m13 TO 1568 sqmS$390,000S$5,735 psm×1.009S$5,787 psm
Jan 2025Blk 194 · 408 m10 TO 1275 sqmS$428,000S$5,707 psm×1.009S$5,758 psm
Dec 2024Blk 86 · 437 m04 TO 0677 sqmS$375,000S$4,870 psm×1.025S$4,991 psm
Dec 2024Blk 85C · 890 m07 TO 0968 sqmS$390,000S$5,735 psm×1.025S$5,877 psm
Dec 2024Blk 25 · 596 m07 TO 0967 sqmS$366,000S$5,463 psm×1.025S$5,598 psm
Nov 2024Blk 39 · 408 m01 TO 0383 sqmS$870,000S$10,444 psm×1.025S$10,703 psm

How accurate is this estimate for Jln Ma'mor?

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.

8.24% gross yield

S$36,000 of rent a year against the estimate above · 0.67 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 726 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.

Buying or selling at S$436,812?

Buying: Stamp duty on S$436,812 · Cash and CPF needed on S$436,812 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$436,812.

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

Primary schools near 56 Jln Ma'mor

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
Jul 2026
Blk 56 · 3 ROOM · 01 TO 03 · Terrace · 45 years left
78 sqmS$980,000S$12,516 psm
Nov 2022
Blk 56 · 3 ROOM · 01 TO 03 · Terrace · 49 years left
78 sqmS$820,000S$10,513 psm
See more

Showing 2 of 8.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years39 yearsS$407,758S$450,197S$487,572S$496,099

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.