Blk 101 Ah Hood Rd
Project page · 99-year lease from 1981
Based on 3 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 103 | 13 TO 15 | 118 sqm | S$825,000 | S$6,992 psm | ×1.000 | S$6,992 psm |
| Sept 2026 | Blk 103 | 13 TO 15 | 118 sqm | S$750,000 | S$6,356 psm | ×1.000 | S$6,356 psm |
| Aug 2026 | Blk 103 | 22 TO 24 | 118 sqm | S$918,000 | S$7,780 psm | ×1.000 | S$7,780 psm |
How accurate is this estimate for Ah Hood Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Ah Hood Rd since.
- Median error
- 5.4%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 3 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.38% gross yield
S$44,400 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 blocks. This town has too few such blocks to measure on its own.
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 | 101 | 5 ROOM | S$4,000 |
| May 2026 | 101 | 5 ROOM | S$3,600 |
| Apr 2026 | 103 | 5 ROOM | S$4,000 |
| Mar 2026 | 101 | 5 ROOM | S$4,000 |
| Feb 2026 | 101 | 5 ROOM | S$2,500 |
| Jan 2026 | 103 | 5 ROOM | S$3,700 |
| Oct 2025 | 101 | 5 ROOM | S$3,700 |
| Oct 2025 | 101 | 5 ROOM | S$3,500 |
median of 8 HDB rental approvals for 5 ROOM on Ah Hood Rd since 2025-10.
Buying or selling at S$825,001?
Buying: Stamp duty on S$825,001 · Cash and CPF needed on S$825,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$825,001.
Each opens with this figure filled in; change anything there.
Primary schools near 101 Ah Hood Rd
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
- CHIJ Primary (Toa Payoh) (girls) · 512 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,017 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Kheng Cheng School · 1,053 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
- Anglo-Chinese School (Primary) (boys) · 1,212 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,428 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,500 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,569 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,749 m · no 2025 Phase 2C ballot
- Singapore Chinese Girls' Primary School (girls) · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,816 m · no 2025 Phase 2C ballot
- Anglo-Chinese School (Junior) (boys) · 1,961 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2025 | Blk 101 · 5 ROOM · 04 TO 06 · Improved · 56 years left | 118 sqm | S$838,000 | S$7,102 psm |
| Jan 2025 | Blk 101 · 5 ROOM · 13 TO 15 · Improved · 56 years left | 118 sqm | S$820,000 | S$6,949 psm |
| Dec 2024 | Blk 101 · 5 ROOM · 10 TO 12 · Improved · 56 years left | 118 sqm | S$828,000 | S$7,017 psm |
| Nov 2023 | Blk 101 · 5 ROOM · 22 TO 24 · Improved · 57 years left | 118 sqm | S$872,000 | S$7,390 psm |
Showing 4 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 101 · 5 ROOM | S$4,000 | — |
| May 2026 | Blk 101 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 101 · 5 ROOM | S$4,000 | — |
| Feb 2026 | Blk 101 · 5 ROOM | S$2,500 | — |
| Oct 2025 | Blk 101 · 5 ROOM | S$3,700 | — |
| Oct 2025 | Blk 101 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 101 · 5 ROOM | S$3,800 | — |
| Jun 2025 | Blk 101 · 5 ROOM | S$3,700 | — |
| Oct 2024 | Blk 101 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 101 · 5 ROOM | S$4,200 | — |
| Apr 2024 | Blk 101 · 5 ROOM | S$3,300 | — |
| Apr 2024 | Blk 101 · 5 ROOM | S$2,500 | — |
| Nov 2023 | Blk 101 · 5 ROOM | S$3,700 | — |
| Oct 2023 | Blk 101 · 5 ROOM | S$4,100 | — |
| May 2023 | Blk 101 · 5 ROOM | S$3,400 | — |
| Apr 2023 | Blk 101 · 5 ROOM | S$2,600 | — |
| Sept 2022 | Blk 101 · 5 ROOM | S$3,300 | — |
| Apr 2022 | Blk 101 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 101 · 5 ROOM | S$3,150 | — |
| Nov 2021 | Blk 101 · 5 ROOM | S$2,900 | — |
| Oct 2021 | Blk 101 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 101 · 5 ROOM | S$2,550 | — |
| Apr 2021 | Blk 101 · 5 ROOM | S$2,450 | — |
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 53 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 | 48 years | S$783,444 | S$864,985 | S$936,795 | S$953,179 |
| 10 years | 43 years | S$737,805 | S$899,380 | S$1,054,910 | S$1,092,131 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.