Blk 22 Boon Keng Rd
Project page · 99-year lease from 1974
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 22 | 07 TO 09 | 88 sqm | S$660,888 | S$7,510 psm | ×1.000 | S$7,510 psm |
| Mar 2026 | Blk 22 | 10 TO 12 | 87 sqm | S$650,000 | S$7,471 psm | ×0.997 | S$7,449 psm |
| Mar 2026 | Blk 22 | 01 TO 03 | 89 sqm | S$600,000 | S$6,742 psm | ×0.997 | S$6,722 psm |
| Nov 2025 | Blk 22 | 01 TO 03 | 88 sqm | S$655,000 | S$7,443 psm | ×0.996 | S$7,414 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.
7.89% gross yield
S$51,600 of rent a year against the estimate above · 0.11 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 40 to 49 years of lease left yield 8.00%, from 23 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$653,979?
Buying: Stamp duty on S$653,979 · Cash and CPF needed on S$653,979 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$653,979.
Each opens with this figure filled in; change anything there.
Primary schools near 22 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 · 524 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 568 m · no 2025 Phase 2C ballot
1 to 2 km
- Farrer Park Primary School · 1,253 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,333 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Joseph's Institution Junior (boys) · 1,662 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 22 · 4 ROOM · 07 TO 09 · Improved · 47 years left | 88 sqm | S$660,888 | S$7,510 psm |
| Mar 2026 | Blk 22 · 4 ROOM · 01 TO 03 · Improved · 47 years left | 89 sqm | S$600,000 | S$6,742 psm |
| Mar 2026 | Blk 22 · 4 ROOM · 10 TO 12 · Improved · 47 years left | 87 sqm | S$650,000 | S$7,471 psm |
| Nov 2025 | Blk 22 · 4 ROOM · 01 TO 03 · Improved · 47 years left | 88 sqm | S$655,000 | S$7,443 psm |
| Jan 2025 | Blk 22 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$567,000 | S$6,443 psm |
| Jan 2025 | Blk 22 · 4 ROOM · 10 TO 12 · Improved · 48 years left | 88 sqm | S$625,000 | S$7,102 psm |
| Jun 2024 | Blk 22 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 89 sqm | S$568,000 | S$6,382 psm |
| Sept 2023 | Blk 22 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 89 sqm | S$548,000 | S$6,157 psm |
| Aug 2023 | Blk 22 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 88 sqm | S$568,000 | S$6,455 psm |
| May 2023 | Blk 22 · 4 ROOM · 01 TO 03 · Improved · 50 years left | 89 sqm | S$535,000 | S$6,011 psm |
| Apr 2023 | Blk 22 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 87 sqm | S$550,000 | S$6,322 psm |
| Jul 2022 | Blk 22 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 87 sqm | S$520,000 | S$5,977 psm |
| Feb 2022 | Blk 22 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 89 sqm | S$505,000 | S$5,674 psm |
Showing 13 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 22 · 4 ROOM | S$3,800 | — |
| Nov 2025 | Blk 22 · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 22 · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 22 · 4 ROOM | S$4,000 | — |
| May 2025 | Blk 22 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 22 · 4 ROOM | S$3,900 | — |
| Mar 2025 | Blk 22 · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 22 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 22 · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 22 · 4 ROOM | S$4,200 | — |
| Mar 2024 | Blk 22 · 4 ROOM | S$3,800 | — |
| Dec 2023 | Blk 22 · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 22 · 4 ROOM | S$3,700 | — |
| Jun 2023 | Blk 22 · 4 ROOM | S$4,000 | — |
| May 2023 | Blk 22 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 22 · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 22 · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 22 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 22 · 4 ROOM | S$2,600 | — |
| Feb 2022 | Blk 22 · 4 ROOM | S$2,250 | — |
| Jan 2022 | Blk 22 · 4 ROOM | S$3,000 | — |
| Jan 2022 | Blk 22 · 4 ROOM | S$2,500 | — |
| Aug 2021 | Blk 22 · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 22 · 4 ROOM | S$2,800 | — |
| Apr 2021 | Blk 22 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 22 · 4 ROOM | S$2,500 | — |
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 46 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 | 41 years | S$615,882 | S$679,984 | S$736,435 | S$749,315 |
| 10 years | 36 years | S$574,918 | S$700,821 | S$822,015 | S$851,018 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.