Blk 104 Jln Dusun
Project page · 99-year lease from 1981
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 239 · 466 m | 19 TO 21 | 103 sqm | S$810,000 | S$7,864 psm | ×1.000 | S$7,864 psm |
| Sept 2026 | Blk 175 · 892 m | 19 TO 21 | 84 sqm | S$560,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jun 2026 | Blk 179 · 985 m | 10 TO 12 | 84 sqm | S$628,000 | S$7,476 psm | ×1.000 | S$7,476 psm |
| Apr 2026 | Blk 179 · 985 m | 13 TO 15 | 84 sqm | S$560,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Apr 2026 | Blk 186 · 985 m | 04 TO 06 | 78 sqm | S$528,000 | S$6,769 psm | ×1.000 | S$6,769 psm |
| Apr 2026 | Blk 179 · 985 m | 10 TO 12 | 84 sqm | S$620,000 | S$7,381 psm | ×1.000 | S$7,381 psm |
| Mar 2026 | Blk 179 · 985 m | 16 TO 18 | 84 sqm | S$648,888 | S$7,725 psm | ×0.997 | S$7,702 psm |
| Jan 2026 | Blk 239 · 466 m | 22 TO 24 | 103 sqm | S$700,000 | S$6,796 psm | ×0.997 | S$6,776 psm |
| Sept 2025 | Blk 239 · 466 m | 10 TO 12 | 103 sqm | S$782,000 | S$7,592 psm | ×0.996 | S$7,559 psm |
| Aug 2025 | Blk 179 · 985 m | 10 TO 12 | 84 sqm | S$630,000 | S$7,500 psm | ×0.996 | S$7,467 psm |
| May 2025 | Blk 238 · 466 m | 10 TO 12 | 103 sqm | S$788,000 | S$7,650 psm | ×1.000 | S$7,647 psm |
| May 2025 | Blk 106 | 04 TO 06 | 94 sqm | S$630,000 | S$6,702 psm | ×1.000 | S$6,699 psm |
| Apr 2025 | Blk 179 · 985 m | 04 TO 06 | 84 sqm | S$598,000 | S$7,119 psm | ×1.000 | S$7,116 psm |
| Mar 2025 | Blk 238 · 466 m | 04 TO 06 | 103 sqm | S$748,000 | S$7,262 psm | ×1.009 | S$7,327 psm |
| Jan 2025 | Blk 238 · 466 m | 19 TO 21 | 103 sqm | S$768,000 | S$7,456 psm | ×1.009 | S$7,523 psm |
| Jan 2025 | Blk 104 | 04 TO 06 | 93 sqm | S$600,000 | S$6,452 psm | ×1.009 | S$6,509 psm |
| Nov 2024 | Blk 238 · 466 m | 19 TO 21 | 103 sqm | S$768,000 | S$7,456 psm | ×1.025 | S$7,641 psm |
How accurate is this estimate for Jln Dusun?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Jln Dusun since.
- Median error
- 7.6%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 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.
5.60% gross yield
S$37,200 of rent a year against the estimate above · 1.46 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Sept 2026 | 106 | 4 ROOM | S$1,100 |
| May 2026 | 106 | 4 ROOM | S$3,200 |
| Mar 2026 | 104 | 4 ROOM | S$3,000 |
| Feb 2026 | 106 | 4 ROOM | S$3,400 |
| Jan 2026 | 104 | 4 ROOM | S$4,000 |
| Nov 2025 | 106 | 4 ROOM | S$2,000 |
median of 6 HDB rental approvals for 4 ROOM on Jln Dusun since 2025-10.
Buying or selling at S$664,286?
Buying: Stamp duty on S$664,286 · Cash and CPF needed on S$664,286 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$664,286.
Each opens with this figure filled in; change anything there.
Primary schools near 104 Jln Dusun
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) · 393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 957 m · balloted in 2025 Phase 2C (PRs 1-2 km away) · near the line — check on OneMap
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,134 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Anglo-Chinese School (Primary) (boys) · 1,261 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Marymount Convent School (girls) · 1,309 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 1,585 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,757 m · no 2025 Phase 2C ballot
- Singapore Chinese Girls' Primary School (girls) · 1,808 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 1,868 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2025 | Blk 104 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2023 | Blk 104 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 90 sqm | S$577,500 | S$6,417 psm |
Showing 2 of 8.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 104 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 104 · 4 ROOM | S$4,000 | — |
| Mar 2025 | Blk 104 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 104 · 4 ROOM | S$2,600 | — |
| Jan 2023 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2022 | Blk 104 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 104 · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 104 · 4 ROOM | S$2,350 | — |
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$630,824 | S$696,481 | S$754,302 | S$767,494 |
| 10 years | 43 years | S$594,076 | S$724,175 | S$849,407 | S$879,377 |
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.