Blk 65 Jln Ma'mor
Project page · 99-year lease from 1972
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 42 · 408 m | 01 TO 03 | 118 sqm | S$1,000,000 | S$8,482 psm | ×1.000 | S$8,482 psm |
| Nov 2025 | Blk 53 | 01 TO 03 | 108 sqm | S$1,120,000 | S$10,390 psm | ×0.996 | S$10,349 psm |
| Jul 2025 | Blk 65 | 01 TO 03 | 126 sqm | S$888,000 | S$7,025 psm | ×0.996 | S$6,994 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.
3.36% gross yield
S$36,000 of rent a year against the estimate above · 5.55 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$1,070,398?
Buying: Stamp duty on S$1,070,398 · Cash and CPF needed on S$1,070,398 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,070,398.
Each opens with this figure filled in; change anything there.
Primary schools near 65 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
- Hong Wen School · 615 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 723 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 920 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pei Chun Public School · 940 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- First Toa Payoh Primary School · 1,306 m · no 2025 Phase 2C ballot
- Kheng Cheng School · 1,438 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,647 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,716 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 1,840 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 65 · 3 ROOM · 01 TO 03 · Terrace · 46 years left | 126 sqm | S$888,000 | S$7,025 psm |
Showing 1 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2024 | Blk 65 · 3 ROOM | S$700 | — |
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$999,202 | S$1,103,199 | S$1,194,786 | S$1,215,682 |
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.