Blk 85 Whampoa Dr
Project page · 99-year lease from 1974
Based on 25 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 74 | 10 TO 12 | 66 sqm | S$370,000 | S$5,606 psm | ×1.000 | S$5,606 psm |
| Sept 2026 | Blk 86 | 04 TO 06 | 66 sqm | S$335,000 | S$5,076 psm | ×1.000 | S$5,076 psm |
| Sept 2026 | Blk 97 | 04 TO 06 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Sept 2026 | Blk 86 | 07 TO 09 | 66 sqm | S$341,888 | S$5,180 psm | ×1.000 | S$5,180 psm |
| Sept 2026 | Blk 93 | 01 TO 03 | 65 sqm | S$350,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| Aug 2026 | Blk 75 | 04 TO 06 | 65 sqm | S$345,000 | S$5,308 psm | ×1.000 | S$5,308 psm |
| Aug 2026 | Blk 74 | 07 TO 09 | 66 sqm | S$375,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| Aug 2026 | Blk 74 | 16 TO 18 | 66 sqm | S$418,888 | S$6,347 psm | ×1.000 | S$6,347 psm |
| Aug 2026 | Blk 98 | 13 TO 15 | 65 sqm | S$352,000 | S$5,415 psm | ×1.000 | S$5,415 psm |
| Jul 2026 | Blk 98 | 13 TO 15 | 65 sqm | S$355,000 | S$5,462 psm | ×1.000 | S$5,462 psm |
| Jul 2026 | Blk 97 | 01 TO 03 | 66 sqm | S$385,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jul 2026 | Blk 74 | 07 TO 09 | 66 sqm | S$385,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Jun 2026 | Blk 82 | 04 TO 06 | 66 sqm | S$362,000 | S$5,485 psm | ×1.000 | S$5,485 psm |
| Jun 2026 | Blk 82 | 10 TO 12 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Jun 2026 | Blk 82 | 07 TO 09 | 66 sqm | S$405,000 | S$6,136 psm | ×1.000 | S$6,136 psm |
| May 2026 | Blk 82 | 10 TO 12 | 66 sqm | S$342,888 | S$5,195 psm | ×1.000 | S$5,195 psm |
| May 2026 | Blk 98 | 04 TO 06 | 65 sqm | S$350,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| May 2026 | Blk 82 | 13 TO 15 | 66 sqm | S$370,000 | S$5,606 psm | ×1.000 | S$5,606 psm |
| Apr 2026 | Blk 74 | 13 TO 15 | 66 sqm | S$400,000 | S$6,061 psm | ×1.000 | S$6,061 psm |
| Apr 2026 | Blk 86 | 04 TO 06 | 66 sqm | S$380,000 | S$5,758 psm | ×1.000 | S$5,758 psm |
| Mar 2026 | Blk 86 | 04 TO 06 | 66 sqm | S$385,000 | S$5,833 psm | ×0.997 | S$5,816 psm |
| Feb 2026 | Blk 82 | 10 TO 12 | 66 sqm | S$390,000 | S$5,909 psm | ×0.997 | S$5,892 psm |
| Feb 2026 | Blk 98 | 10 TO 12 | 65 sqm | S$378,800 | S$5,828 psm | ×0.997 | S$5,811 psm |
| Jan 2026 | Blk 74 | 01 TO 03 | 66 sqm | S$350,000 | S$5,303 psm | ×0.997 | S$5,287 psm |
| Dec 2025 | Blk 93 | 01 TO 03 | 65 sqm | S$380,000 | S$5,846 psm | ×0.996 | S$5,823 psm |
How accurate is this estimate for Whampoa Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Whampoa Dr since.
- Median error
- 5.3%
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.
9.42% gross yield
S$34,800 of rent a year against the estimate above · 0.51 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 87 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 |
|---|---|---|---|
| Sept 2026 | 75 | 3 ROOM | S$3,100 |
| Sept 2026 | 97 | 3 ROOM | S$2,800 |
| Sept 2026 | 93 | 3 ROOM | S$2,700 |
| Sept 2026 | 98 | 3 ROOM | S$2,400 |
| Sept 2026 | 85 | 3 ROOM | S$2,400 |
| Sept 2026 | 98 | 3 ROOM | S$2,350 |
| Sept 2026 | 97 | 3 ROOM | S$2,100 |
| Aug 2026 | 82 | 3 ROOM | S$3,300 |
median of 87 HDB rental approvals for 3 ROOM on Whampoa Dr since 2025-10.
Buying or selling at S$369,318?
Buying: Stamp duty on S$369,318 · Cash and CPF needed on S$369,318 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$369,318.
Each opens with this figure filled in; change anything there.
Primary schools near 85 Whampoa Dr
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 · 102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 886 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,190 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,231 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,242 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Pei Chun Public School · 1,501 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,771 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 1,781 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- First Toa Payoh Primary School · 1,893 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2025 | Blk 85 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 65 sqm | S$350,000 | S$5,385 psm |
| Jul 2024 | Blk 85 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 65 sqm | S$341,000 | S$5,246 psm |
| Jun 2024 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Oct 2023 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Oct 2023 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 65 sqm | S$325,000 | S$5,000 psm |
| May 2023 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Feb 2023 | Blk 85 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$315,000 | S$4,846 psm |
| Apr 2022 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$347,500 | S$5,346 psm |
| Apr 2022 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$302,000 | S$4,646 psm |
| Nov 2021 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$310,000 | S$4,769 psm |
| Nov 2021 | Blk 85 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$295,000 | S$4,538 psm |
| Nov 2021 | Blk 85 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$278,000 | S$4,277 psm |
Showing 12 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 85 · 3 ROOM | S$2,400 | — |
| Jun 2026 | Blk 85 · 3 ROOM | S$3,500 | — |
| May 2026 | Blk 85 · 3 ROOM | S$3,300 | — |
| May 2026 | Blk 85 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 85 · 3 ROOM | S$2,500 | — |
| Apr 2026 | Blk 85 · 3 ROOM | S$2,750 | — |
| Nov 2025 | Blk 85 · 3 ROOM | S$2,400 | — |
| Jul 2025 | Blk 85 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 85 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 85 · 3 ROOM | S$2,100 | — |
| Apr 2025 | Blk 85 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 85 · 3 ROOM | S$2,000 | — |
| Feb 2025 | Blk 85 · 3 ROOM | S$1,700 | — |
| Nov 2024 | Blk 85 · 3 ROOM | S$2,100 | — |
| Jun 2024 | Blk 85 · 3 ROOM | S$3,300 | — |
| Jun 2024 | Blk 85 · 3 ROOM | S$2,600 | — |
| May 2024 | Blk 85 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 85 · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 85 · 3 ROOM | S$3,400 | — |
| Jun 2023 | Blk 85 · 3 ROOM | S$3,300 | — |
| May 2023 | Blk 85 · 3 ROOM | S$2,900 | — |
| May 2023 | Blk 85 · 3 ROOM | S$2,000 | — |
| Apr 2023 | Blk 85 · 3 ROOM | S$1,500 | — |
| Feb 2023 | Blk 85 · 3 ROOM | S$1,700 | — |
| Jan 2023 | Blk 85 · 3 ROOM | S$1,800 | — |
| Sept 2022 | Blk 85 · 3 ROOM | S$3,000 | — |
| Sept 2022 | Blk 85 · 3 ROOM | S$820 | — |
| Jun 2022 | Blk 85 · 3 ROOM | S$1,900 | — |
| May 2022 | Blk 85 · 3 ROOM | S$2,300 | — |
| Dec 2021 | Blk 85 · 3 ROOM | S$2,600 | — |
| Nov 2021 | Blk 85 · 5 ROOM | S$2,250 | — |
| Oct 2021 | Blk 85 · 3 ROOM | S$1,700 | — |
| Jun 2021 | Blk 85 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 85 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 85 · 3 ROOM | S$1,500 | — |
| Jan 2021 | Blk 85 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 85 · 3 ROOM | S$1,700 | — |
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 46 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 | 41 years | S$347,804 | S$384,004 | S$415,883 | S$423,157 |
| 10 years | 36 years | S$324,670 | S$395,771 | S$464,212 | S$480,591 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.