Blk 5 Boon Keng Rd
Project page · 99-year lease from 1996
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 6 | 07 TO 09 | 106 sqm | S$920,000 | S$8,679 psm | ×1.000 | S$8,679 psm |
| Mar 2026 | Blk 6 | 04 TO 06 | 108 sqm | S$908,000 | S$8,407 psm | ×0.997 | S$8,383 psm |
| Mar 2026 | Blk 4 | 04 TO 06 | 105 sqm | S$835,000 | S$7,952 psm | ×0.997 | S$7,929 psm |
| Feb 2026 | Blk 6 | 04 TO 06 | 108 sqm | S$928,000 | S$8,593 psm | ×0.997 | S$8,567 psm |
| Feb 2026 | Blk 5 | 01 TO 03 | 108 sqm | S$918,000 | S$8,500 psm | ×0.997 | S$8,475 psm |
| Jan 2026 | Blk 4 | 04 TO 06 | 108 sqm | S$875,000 | S$8,102 psm | ×0.997 | S$8,078 psm |
How accurate is this estimate for Boon Keng Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Boon Keng Rd since.
- Median error
- 3.8%
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.
5.67% gross yield
S$51,600 of rent a year against the estimate above · 1.02 points below flats like it
Homes like this rent for about S$4,300 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 4 | 4 ROOM | S$4,300 |
| Aug 2026 | 7 | 4 ROOM | S$4,500 |
| Aug 2026 | 7 | 4 ROOM | S$4,200 |
| Jul 2026 | 7 | 4 ROOM | S$4,400 |
| Jun 2026 | 9 | 4 ROOM | S$4,400 |
| Apr 2026 | 9 | 4 ROOM | S$4,300 |
| Mar 2026 | 8 | 4 ROOM | S$4,300 |
| Mar 2026 | 5 | 4 ROOM | S$3,900 |
median of 13 HDB rental approvals for 4 ROOM on Boon Keng Rd since 2025-10.
Buying or selling at S$910,306?
Buying: Stamp duty on S$910,306 · Cash and CPF needed on S$910,306 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$910,306.
Each opens with this figure filled in; change anything there.
Primary schools near 5 Boon Keng 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 · 603 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 800 m · no 2025 Phase 2C ballot
1 to 2 km
- Farrer Park Primary School · 1,061 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Joseph's Institution Junior (boys) · 1,549 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St Andrew's School (Junior) (boys) · 1,566 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 5 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 124 sqm | S$980,000 | S$7,903 psm |
| Feb 2026 | Blk 5 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 108 sqm | S$918,000 | S$8,500 psm |
| Aug 2025 | Blk 5 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 125 sqm | S$1,068,000 | S$8,544 psm |
| May 2025 | Blk 5 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 126 sqm | S$1,100,000 | S$8,730 psm |
| Mar 2025 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 108 sqm | S$850,000 | S$7,870 psm |
| Feb 2025 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 107 sqm | S$858,000 | S$8,019 psm |
| Sept 2024 | Blk 5 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 106 sqm | S$855,888 | S$8,074 psm |
| Aug 2024 | Blk 5 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 126 sqm | S$1,020,000 | S$8,095 psm |
| Jun 2024 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 108 sqm | S$850,000 | S$7,870 psm |
| May 2024 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 108 sqm | S$825,000 | S$7,639 psm |
| Sept 2023 | Blk 5 · 5 ROOM · 04 TO 06 · Improved · 72 years left | 126 sqm | S$971,088 | S$7,707 psm |
| Aug 2023 | Blk 5 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 122 sqm | S$921,000 | S$7,549 psm |
| Mar 2023 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 108 sqm | S$768,000 | S$7,111 psm |
| Mar 2023 | Blk 5 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 108 sqm | S$750,000 | S$6,944 psm |
| Nov 2021 | Blk 5 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 122 sqm | S$885,000 | S$7,254 psm |
Showing 15 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 5 · 5 ROOM | S$4,200 | — |
| Apr 2026 | Blk 5 · 5 ROOM | S$3,500 | — |
| Mar 2026 | Blk 5 · 4 ROOM | S$3,900 | — |
| Feb 2026 | Blk 5 · 5 ROOM | S$4,100 | — |
| Sept 2025 | Blk 5 · 5 ROOM | S$4,300 | — |
| Aug 2025 | Blk 5 · 5 ROOM | S$4,400 | — |
| Aug 2025 | Blk 5 · 5 ROOM | S$4,400 | — |
| Apr 2025 | Blk 5 · 5 ROOM | S$4,400 | — |
| Apr 2025 | Blk 5 · 4 ROOM | S$4,000 | — |
| Feb 2025 | Blk 5 · 5 ROOM | S$4,200 | — |
| Feb 2025 | Blk 5 · 5 ROOM | S$4,000 | — |
| Feb 2025 | Blk 5 · 4 ROOM | S$2,800 | — |
| Jan 2025 | Blk 5 · 5 ROOM | S$4,900 | — |
| Nov 2024 | Blk 5 · 4 ROOM | S$4,200 | — |
| Jul 2024 | Blk 5 · 5 ROOM | S$4,300 | — |
| Mar 2024 | Blk 5 · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 5 · 5 ROOM | S$4,100 | — |
| Jan 2024 | Blk 5 · 5 ROOM | S$3,200 | — |
| Oct 2023 | Blk 5 · 5 ROOM | S$4,200 | — |
| Jun 2023 | Blk 5 · 5 ROOM | S$4,300 | — |
| May 2023 | Blk 5 · 5 ROOM | S$2,500 | — |
| Apr 2023 | Blk 5 · 5 ROOM | S$4,100 | — |
| Apr 2023 | Blk 5 · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 5 · 5 ROOM | S$4,300 | — |
| Mar 2023 | Blk 5 · 4 ROOM | S$2,700 | — |
| Nov 2022 | Blk 5 · 5 ROOM | S$3,800 | — |
| Aug 2022 | Blk 5 · 5 ROOM | S$3,500 | — |
| Aug 2022 | Blk 5 · 5 ROOM | S$3,200 | — |
| Jun 2022 | Blk 5 · 4 ROOM | S$3,700 | — |
| May 2022 | Blk 5 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 5 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 5 · 4 ROOM | S$2,500 | — |
| Feb 2022 | Blk 5 · 4 ROOM | S$2,400 | — |
| May 2021 | Blk 5 · 5 ROOM | S$3,000 | — |
| May 2021 | Blk 5 · 5 ROOM | S$2,800 | — |
| May 2021 | Blk 5 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 5 · 5 ROOM | S$2,850 | — |
| Feb 2021 | Blk 5 · 5 ROOM | S$3,200 | — |
| Feb 2021 | Blk 5 · 5 ROOM | S$2,700 | — |
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 68 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 | 63 years | S$881,885 | S$973,672 | S$1,054,505 | S$1,072,947 |
| 10 years | 58 years | S$850,838 | S$1,037,166 | S$1,216,524 | S$1,259,448 |
| 20 years | 48 years | S$771,294 | S$1,146,103 | S$1,576,769 | S$1,690,000 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.