Blk 104 Whampoa Dr
Project page · 99-year lease from 1998
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 104 | 10 TO 12 | 122 sqm | S$998,000 | S$8,180 psm | ×1.000 | S$8,180 psm |
| Aug 2026 | Blk 104 | 10 TO 12 | 122 sqm | S$984,888 | S$8,073 psm | ×1.000 | S$8,073 psm |
| Jul 2026 | Blk 104 | 01 TO 03 | 119 sqm | S$948,000 | S$7,966 psm | ×1.000 | S$7,966 psm |
| Jun 2026 | Blk 104 | 10 TO 12 | 119 sqm | S$972,500 | S$8,172 psm | ×1.000 | S$8,172 psm |
| May 2026 | Blk 104 | 10 TO 12 | 119 sqm | S$968,888 | S$8,142 psm | ×1.000 | S$8,142 psm |
| Dec 2025 | Blk 104 | 04 TO 06 | 119 sqm | S$918,888 | S$7,722 psm | ×0.996 | S$7,691 psm |
How accurate is this estimate for Whampoa Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Whampoa Dr since.
- Median error
- 5.3%
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.
5.16% gross yield
S$49,800 of rent a year against the estimate above · 0.92 points below flats like it
Homes like this rent for about S$4,150 a month, the middle of 3 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 |
|---|---|---|---|
| Dec 2025 | 98 | 5 ROOM | S$2,500 |
| Nov 2025 | 104 | 5 ROOM | S$4,600 |
| Oct 2025 | 104 | 5 ROOM | S$4,150 |
median of 3 HDB rental approvals for 5 ROOM on Whampoa Dr since 2025-10.
Buying or selling at S$964,778?
Buying: Stamp duty on S$964,778 · Cash and CPF needed on S$964,778 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$964,778.
Each opens with this figure filled in; change anything there.
Primary schools near 104 Whampoa Dr
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 · 389 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 834 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Farrer Park Primary School · 890 m · no 2025 Phase 2C ballot
1 to 2 km
- Bendemeer Primary School · 1,244 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,597 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Primary (Toa Payoh) (girls) · 1,656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pei Chun Public School · 1,738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anglo-Chinese School (Junior) (boys) · 1,784 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kheng Cheng School · 1,834 m · balloted in 2025 Phase 2C (PRs 1-2 km away)
- Anglo-Chinese School (Primary) (boys) · 1,904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Margaret's School (Primary) (girls) · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 104 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 122 sqm | S$998,000 | S$8,180 psm |
| Aug 2026 | Blk 104 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 122 sqm | S$984,888 | S$8,073 psm |
| Jul 2026 | Blk 104 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 119 sqm | S$948,000 | S$7,966 psm |
| Jul 2026 | Blk 104 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 101 sqm | S$728,888 | S$7,217 psm |
| Jun 2026 | Blk 104 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 119 sqm | S$972,500 | S$8,172 psm |
| May 2026 | Blk 104 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 119 sqm | S$968,888 | S$8,142 psm |
| Dec 2025 | Blk 104 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 119 sqm | S$918,888 | S$7,722 psm |
| Jun 2025 | Blk 104 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 119 sqm | S$950,000 | S$7,983 psm |
| Apr 2024 | Blk 104 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 119 sqm | S$888,000 | S$7,462 psm |
| Jan 2024 | Blk 104 · 4 ROOM · 13 TO 15 · Model A · 74 years left | 101 sqm | S$715,000 | S$7,079 psm |
| Sept 2023 | Blk 104 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 101 sqm | S$680,000 | S$6,733 psm |
| Aug 2023 | Blk 104 · 5 ROOM · 04 TO 06 · Improved · 74 years left | 119 sqm | S$762,888 | S$6,411 psm |
| Jan 2023 | Blk 104 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 102 sqm | S$670,000 | S$6,569 psm |
Showing 13 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 104 · 4 ROOM | S$4,200 | — |
| Jun 2026 | Blk 104 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 104 · 4 ROOM | S$3,850 | — |
| Nov 2025 | Blk 104 · 5 ROOM | S$4,600 | — |
| Oct 2025 | Blk 104 · 5 ROOM | S$4,150 | — |
| Oct 2025 | Blk 104 · 4 ROOM | S$4,100 | — |
| Sept 2025 | Blk 104 · 4 ROOM | S$4,500 | — |
| Sept 2025 | Blk 104 · 4 ROOM | S$2,000 | — |
| Aug 2025 | Blk 104 · 5 ROOM | S$4,600 | — |
| Aug 2025 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2024 | Blk 104 · 4 ROOM | S$4,300 | — |
| Sept 2024 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2024 | Blk 104 · 4 ROOM | S$2,000 | — |
| Aug 2024 | Blk 104 · 5 ROOM | S$4,600 | — |
| Feb 2024 | Blk 104 · 5 ROOM | S$4,900 | — |
| Feb 2024 | Blk 104 · 5 ROOM | S$4,200 | — |
| Oct 2023 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 104 · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 104 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 104 · 5 ROOM | S$4,700 | — |
| Aug 2023 | Blk 104 · 4 ROOM | S$2,000 | — |
| Mar 2023 | Blk 104 · 5 ROOM | S$4,000 | — |
| Sept 2022 | Blk 104 · 5 ROOM | S$3,400 | — |
| Sept 2022 | Blk 104 · 4 ROOM | S$1,800 | — |
| Aug 2022 | Blk 104 · 4 ROOM | S$2,600 | — |
| Jul 2022 | Blk 104 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 104 · 4 ROOM | S$2,650 | — |
| Sept 2021 | Blk 104 · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 104 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 104 · 5 ROOM | S$3,000 | — |
| Mar 2021 | Blk 104 · 4 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 70 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 | 65 years | S$925,519 | S$1,021,848 | S$1,106,681 | S$1,126,036 |
| 10 years | 60 years | S$896,622 | S$1,092,978 | S$1,281,987 | S$1,327,220 |
| 20 years | 50 years | S$825,780 | S$1,227,065 | S$1,688,155 | S$1,809,385 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.