Blk 21 St. George's Rd
Project page · 99-year lease from 1984
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 22 | 07 TO 09 | 118 sqm | S$730,000 | S$6,186 psm | ×1.000 | S$6,186 psm |
| Jul 2026 | Blk 13 | 07 TO 09 | 120 sqm | S$888,000 | S$7,400 psm | ×1.000 | S$7,400 psm |
| Jan 2026 | Blk 13 | 19 TO 21 | 120 sqm | S$885,000 | S$7,375 psm | ×0.997 | S$7,353 psm |
| Nov 2025 | Blk 21 | 16 TO 18 | 118 sqm | S$858,000 | S$7,271 psm | ×0.996 | S$7,243 psm |
How accurate is this estimate for St. George's Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in St. George's Rd since.
- Median error
- 4.1%
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.
5.57% gross yield
S$48,000 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 9 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 | 13 | 5 ROOM | S$4,500 |
| Jul 2026 | 21 | 5 ROOM | S$4,200 |
| Apr 2026 | 21 | 5 ROOM | S$4,000 |
| Apr 2026 | 21 | 5 ROOM | S$4,000 |
| Jan 2026 | 21 | 5 ROOM | S$4,200 |
| Dec 2025 | 21 | 5 ROOM | S$4,000 |
| Dec 2025 | 13 | 5 ROOM | S$3,000 |
| Nov 2025 | 13 | 5 ROOM | S$4,000 |
median of 9 HDB rental approvals for 5 ROOM on St. George's Rd since 2025-10.
Buying or selling at S$861,156?
Buying: Stamp duty on S$861,156 · Cash and CPF needed on S$861,156 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$861,156.
Each opens with this figure filled in; change anything there.
Primary schools near 21 St. George's 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
- Bendemeer Primary School · 317 m · no 2025 Phase 2C ballot
- Hong Wen School · 529 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 631 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,787 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,789 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,794 m · no 2025 Phase 2C ballot
- St. Joseph's Institution Junior (boys) · 1,914 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 21 · 5 ROOM · 16 TO 18 · Improved · 58 years left | 118 sqm | S$858,000 | S$7,271 psm |
| Jan 2025 | Blk 21 · 5 ROOM · 22 TO 24 · Improved · 59 years left | 118 sqm | S$878,000 | S$7,441 psm |
| Sept 2024 | Blk 21 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 118 sqm | S$803,800 | S$6,812 psm |
| Aug 2024 | Blk 21 · 5 ROOM · 13 TO 15 · Improved · 59 years left | 118 sqm | S$815,000 | S$6,907 psm |
| Apr 2024 | Blk 21 · 5 ROOM · 19 TO 21 · Improved · 60 years left | 118 sqm | S$810,000 | S$6,864 psm |
| Mar 2023 | Blk 21 · 5 ROOM · 19 TO 21 · Improved · 61 years left | 118 sqm | S$800,000 | S$6,780 psm |
| Jan 2022 | Blk 21 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 118 sqm | S$700,000 | S$5,932 psm |
Showing 7 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 21 · 5 ROOM | S$4,200 | — |
| Apr 2026 | Blk 21 · 5 ROOM | S$4,000 | — |
| Apr 2026 | Blk 21 · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 21 · 5 ROOM | S$4,200 | — |
| Dec 2025 | Blk 21 · 5 ROOM | S$4,000 | — |
| Nov 2025 | Blk 21 · 5 ROOM | S$3,740 | — |
| Jul 2025 | Blk 21 · 5 ROOM | S$4,200 | — |
| Mar 2025 | Blk 21 · 5 ROOM | S$3,200 | — |
| Dec 2024 | Blk 21 · 5 ROOM | S$4,400 | — |
| Aug 2024 | Blk 21 · 5 ROOM | S$4,300 | — |
| Jul 2024 | Blk 21 · 5 ROOM | S$4,300 | — |
| Apr 2024 | Blk 21 · 5 ROOM | S$4,000 | — |
| Apr 2024 | Blk 21 · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 21 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 21 · 5 ROOM | S$2,500 | — |
| Jun 2023 | Blk 21 · 5 ROOM | S$4,300 | — |
| Apr 2023 | Blk 21 · 5 ROOM | S$3,200 | — |
| Apr 2022 | Blk 21 · 5 ROOM | S$2,500 | — |
| Oct 2021 | Blk 21 · 5 ROOM | S$2,500 | — |
| Jun 2021 | Blk 21 · 5 ROOM | S$2,800 | — |
| May 2021 | Blk 21 · 5 ROOM | S$3,000 | — |
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 56 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 | 51 years | S$822,056 | S$907,616 | S$982,966 | S$1,000,157 |
| 10 years | 46 years | S$780,647 | S$951,605 | S$1,116,166 | S$1,155,548 |
| 20 years | 36 years | S$686,272 | S$1,019,764 | S$1,402,957 | S$1,503,707 |
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.