Blk 121 Mcnair Rd
Project page · 99-year lease from 1987
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 121 | 13 TO 15 | 104 sqm | S$770,000 | S$7,404 psm | ×1.000 | S$7,404 psm |
| May 2026 | Blk 121 | 04 TO 06 | 103 sqm | S$685,000 | S$6,650 psm | ×1.000 | S$6,650 psm |
| Jan 2026 | Blk 121 | 10 TO 12 | 104 sqm | S$735,000 | S$7,067 psm | ×0.997 | S$7,046 psm |
How accurate is this estimate for Mcnair Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 72 sales in Mcnair Rd since.
- Median error
- 3.9%
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.
6.39% gross yield
S$46,800 of rent a year against the estimate above · 0.67 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 35 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 | 113C | 4 ROOM | S$4,600 |
| Sept 2026 | 113B | 4 ROOM | S$2,000 |
| Aug 2026 | 113C | 4 ROOM | S$4,700 |
| Aug 2026 | 122 | 4 ROOM | S$3,700 |
| Aug 2026 | 108 | 4 ROOM | S$3,500 |
| Aug 2026 | 123 | 4 ROOM | S$3,000 |
| Jul 2026 | 123 | 4 ROOM | S$3,900 |
| Jul 2026 | 119 | 4 ROOM | S$3,800 |
median of 35 HDB rental approvals for 4 ROOM on Mcnair Rd since 2025-10.
Buying or selling at S$732,832?
Buying: Stamp duty on S$732,832 · Cash and CPF needed on S$732,832 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$732,832.
Each opens with this figure filled in; change anything there.
Primary schools near 121 Mcnair 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
- Hong Wen School · 254 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Farrer Park Primary School · 874 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Joseph's Institution Junior (boys) · 1,112 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,524 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anglo-Chinese School (Junior) (boys) · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Pei Chun Public School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Margaret's School (Primary) (girls) · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 121 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 130 sqm | S$1,030,000 | S$7,923 psm |
| Jun 2026 | Blk 121 · 4 ROOM · 13 TO 15 · Model A · 60 years left | 104 sqm | S$770,000 | S$7,404 psm |
| May 2026 | Blk 121 · 5 ROOM · 10 TO 12 · Improved · 60 years left | 121 sqm | S$900,000 | S$7,438 psm |
| May 2026 | Blk 121 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$685,000 | S$6,650 psm |
| Jan 2026 | Blk 121 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 104 sqm | S$735,000 | S$7,067 psm |
| May 2025 | Blk 121 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 104 sqm | S$685,000 | S$6,587 psm |
| Oct 2024 | Blk 121 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 104 sqm | S$668,000 | S$6,423 psm |
| Jul 2024 | Blk 121 · 5 ROOM · 13 TO 15 · Improved · 62 years left | 121 sqm | S$865,000 | S$7,149 psm |
| Jun 2024 | Blk 121 · 4 ROOM · 01 TO 03 · Model A · 62 years left | 103 sqm | S$610,000 | S$5,922 psm |
| May 2023 | Blk 121 · 4 ROOM · 04 TO 06 · Model A · 63 years left | 104 sqm | S$650,000 | S$6,250 psm |
| Feb 2023 | Blk 121 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 103 sqm | S$635,000 | S$6,165 psm |
| Nov 2021 | Blk 121 · 4 ROOM · 01 TO 03 · Model A · 65 years left | 104 sqm | S$615,000 | S$5,913 psm |
Showing 12 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 121 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 121 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 121 · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 121 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 121 · 4 ROOM | S$3,650 | — |
| Mar 2025 | Blk 121 · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 121 · 4 ROOM | S$3,800 | — |
| Aug 2024 | Blk 121 · 4 ROOM | S$3,450 | — |
| Aug 2024 | Blk 121 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 121 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 121 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 121 · 4 ROOM | S$3,700 | — |
| Oct 2023 | Blk 121 · 4 ROOM | S$3,500 | — |
| Sept 2023 | Blk 121 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 121 · 4 ROOM | S$2,850 | — |
| Feb 2023 | Blk 121 · 4 ROOM | S$2,400 | — |
| Dec 2022 | Blk 121 · 4 ROOM | S$2,700 | — |
| Sept 2022 | Blk 121 · 4 ROOM | S$2,550 | — |
| May 2022 | Blk 121 · 4 ROOM | S$3,200 | — |
| Apr 2022 | Blk 121 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 121 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 121 · 4 ROOM | S$3,500 | — |
| Dec 2021 | Blk 121 · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 121 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 121 · 4 ROOM | S$2,200 | — |
| Sept 2021 | Blk 121 · 4 ROOM | S$3,000 | — |
| Mar 2021 | Blk 121 · 4 ROOM | S$2,250 | — |
| Feb 2021 | Blk 121 · 4 ROOM | S$2,000 | — |
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 59 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 | 54 years | S$699,558 | S$772,369 | S$836,490 | S$851,120 |
| 10 years | 49 years | S$664,320 | S$809,803 | S$949,842 | S$983,356 |
| 20 years | 39 years | S$584,008 | S$867,806 | S$1,193,898 | S$1,279,634 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.