Blk 103 Jln Rajah
Project page · 99-year lease from 1984
Based on 6 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 103 | 22 TO 24 | 135 sqm | S$980,000 | S$7,259 psm | ×1.000 | S$7,259 psm |
| Jun 2025 | Blk 107 | 10 TO 12 | 134 sqm | S$915,000 | S$6,828 psm | ×1.000 | S$6,825 psm |
| May 2025 | Blk 103 | 13 TO 15 | 135 sqm | S$899,000 | S$6,659 psm | ×1.000 | S$6,656 psm |
| May 2025 | Blk 103 | 22 TO 24 | 139 sqm | S$1,000,000 | S$7,194 psm | ×1.000 | S$7,191 psm |
| Feb 2025 | Blk 103 | 19 TO 21 | 135 sqm | S$890,000 | S$6,593 psm | ×1.009 | S$6,652 psm |
| Dec 2024 | Blk 103 | 19 TO 21 | 139 sqm | S$1,000,000 | S$7,194 psm | ×1.025 | S$7,372 psm |
How accurate is this estimate for Jln Rajah?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 18 sales in Jln Rajah since.
- Median error
- 4.0%
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.
5.07% gross yield
S$48,000 of rent a year against the estimate above · 0.81 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 7 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 |
|---|---|---|---|
| Sept 2026 | 103 | 5 ROOM | S$3,500 |
| Aug 2026 | 104 | 5 ROOM | S$3,900 |
| Apr 2026 | 103 | 5 ROOM | S$4,000 |
| Mar 2026 | 107 | 5 ROOM | S$4,000 |
| Oct 2025 | 103 | 5 ROOM | S$4,200 |
| Oct 2025 | 103 | 5 ROOM | S$4,000 |
| Oct 2025 | 104 | 5 ROOM | S$3,800 |
median of 7 HDB rental approvals for 5 ROOM on Jln Rajah since 2025-10.
Buying or selling at S$946,058?
Buying: Stamp duty on S$946,058 · Cash and CPF needed on S$946,058 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$946,058.
Each opens with this figure filled in; change anything there.
Primary schools near 103 Jln Rajah
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 · 739 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pei Chun Public School · 1,044 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kheng Cheng School · 1,143 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- CHIJ Primary (Toa Payoh) (girls) · 1,152 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,257 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,304 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,386 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,414 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,590 m · no 2025 Phase 2C ballot
- Marymount Convent School (girls) · 1,951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 103 · 5 ROOM · 22 TO 24 · Model A · 57 years left | 135 sqm | S$980,000 | S$7,259 psm |
| Jul 2025 | Blk 103 · 4 ROOM · 13 TO 15 · Model A · 58 years left | 103 sqm | S$703,888 | S$6,834 psm |
| Jul 2025 | Blk 103 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 103 sqm | S$715,000 | S$6,942 psm |
| May 2025 | Blk 103 · 5 ROOM · 22 TO 24 · Model A · 58 years left | 139 sqm | S$1,000,000 | S$7,194 psm |
| May 2025 | Blk 103 · 5 ROOM · 13 TO 15 · Model A · 58 years left | 135 sqm | S$899,000 | S$6,659 psm |
| Feb 2025 | Blk 103 · 5 ROOM · 19 TO 21 · Model A · 58 years left | 135 sqm | S$890,000 | S$6,593 psm |
| Dec 2024 | Blk 103 · 5 ROOM · 19 TO 21 · Model A · 59 years left | 139 sqm | S$1,000,000 | S$7,194 psm |
| Jan 2024 | Blk 103 · 5 ROOM · 25 TO 27 · Model A · 59 years left | 135 sqm | S$980,000 | S$7,259 psm |
| May 2022 | Blk 103 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 139 sqm | S$773,000 | S$5,561 psm |
| Apr 2022 | Blk 103 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 135 sqm | S$888,888 | S$6,584 psm |
| Feb 2022 | Blk 103 · 5 ROOM · 07 TO 09 · Model A · 61 years left | 139 sqm | S$930,000 | S$6,691 psm |
| Dec 2021 | Blk 103 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 103 sqm | S$590,000 | S$5,728 psm |
Showing 12 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 103 · 5 ROOM | S$3,500 | — |
| Jul 2026 | Blk 103 · 4 ROOM | S$3,900 | — |
| Apr 2026 | Blk 103 · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 103 · 5 ROOM | S$4,200 | — |
| Oct 2025 | Blk 103 · 5 ROOM | S$4,000 | — |
| Oct 2025 | Blk 103 · 4 ROOM | S$3,850 | — |
| Sept 2025 | Blk 103 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 103 · 4 ROOM | S$3,900 | — |
| Nov 2024 | Blk 103 · 5 ROOM | S$3,900 | — |
| Sept 2024 | Blk 103 · 5 ROOM | S$3,700 | — |
| Nov 2023 | Blk 103 · 5 ROOM | S$4,200 | — |
| Nov 2023 | Blk 103 · 5 ROOM | S$3,000 | — |
| Aug 2023 | Blk 103 · 4 ROOM | S$3,900 | — |
| Jan 2023 | Blk 103 · 5 ROOM | S$2,900 | — |
| Nov 2022 | Blk 103 · 5 ROOM | S$3,700 | — |
| Oct 2022 | Blk 103 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 103 · 5 ROOM | S$2,600 | — |
| Feb 2022 | Blk 103 · 5 ROOM | S$2,100 | — |
| Sept 2021 | Blk 103 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 103 · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 103 · 5 ROOM | S$2,300 | — |
| Jan 2021 | Blk 103 · 5 ROOM | S$2,300 | — |
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$903,104 | S$997,099 | S$1,079,878 | S$1,098,764 |
| 10 years | 46 years | S$857,612 | S$1,045,425 | S$1,226,211 | S$1,269,476 |
| 20 years | 36 years | S$753,933 | S$1,120,305 | S$1,541,277 | S$1,651,960 |
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.