Blk 49 Whampoa Sth
Project page · 99-year lease from 1974
Based on 34 sales in projects within 1 km, last 24 months. Search widened 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 94 · 958 m | 19 TO 21 | 91 sqm | S$505,000 | S$5,549 psm | ×1.000 | S$5,549 psm |
| Oct 2026 | Blk 96 · 958 m | 01 TO 03 | 91 sqm | S$438,000 | S$4,813 psm | ×1.000 | S$4,813 psm |
| Sept 2026 | Blk 1 · 622 m | 04 TO 06 | 82 sqm | S$480,000 | S$5,854 psm | ×1.000 | S$5,854 psm |
| Sept 2026 | Blk 101 · 958 m | 13 TO 15 | 91 sqm | S$495,000 | S$5,440 psm | ×1.000 | S$5,440 psm |
| Sept 2026 | Blk 96 · 958 m | 13 TO 15 | 91 sqm | S$538,888 | S$5,922 psm | ×1.000 | S$5,922 psm |
| Aug 2026 | Blk 1 · 622 m | 07 TO 09 | 82 sqm | S$535,000 | S$6,524 psm | ×1.000 | S$6,524 psm |
| Jul 2026 | Blk 99 · 958 m | 22 TO 24 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Jul 2026 | Blk 83 · 958 m | 04 TO 06 | 91 sqm | S$480,000 | S$5,275 psm | ×1.000 | S$5,275 psm |
| Jul 2026 | Blk 95 · 958 m | 13 TO 15 | 91 sqm | S$540,000 | S$5,934 psm | ×1.000 | S$5,934 psm |
| Jul 2026 | Blk 99 · 958 m | 16 TO 18 | 91 sqm | S$500,000 | S$5,495 psm | ×1.000 | S$5,495 psm |
| Jul 2026 | Blk 49 | 13 TO 15 | 87 sqm | S$500,000 | S$5,747 psm | ×1.000 | S$5,747 psm |
| Jun 2026 | Blk 6 · 729 m | 04 TO 06 | 93 sqm | S$605,000 | S$6,505 psm | ×1.000 | S$6,505 psm |
| May 2026 | Blk 97 · 327 m | 13 TO 15 | 92 sqm | S$585,000 | S$6,359 psm | ×1.000 | S$6,359 psm |
| Apr 2026 | Blk 95 · 958 m | 13 TO 15 | 91 sqm | S$500,000 | S$5,495 psm | ×1.000 | S$5,495 psm |
| Mar 2026 | Blk 84 · 958 m | 10 TO 12 | 91 sqm | S$488,888 | S$5,372 psm | ×0.997 | S$5,357 psm |
| Mar 2026 | Blk 83 · 958 m | 07 TO 09 | 91 sqm | S$484,800 | S$5,327 psm | ×0.997 | S$5,312 psm |
| Mar 2026 | Blk 6 · 729 m | 01 TO 03 | 93 sqm | S$570,000 | S$6,129 psm | ×0.997 | S$6,111 psm |
| Nov 2025 | Blk 83 · 958 m | 19 TO 21 | 91 sqm | S$500,000 | S$5,495 psm | ×0.996 | S$5,473 psm |
| Nov 2025 | Blk 83 · 958 m | 04 TO 06 | 91 sqm | S$460,000 | S$5,055 psm | ×0.996 | S$5,035 psm |
| Oct 2025 | Blk 99 · 958 m | 25 TO 27 | 91 sqm | S$560,000 | S$6,154 psm | ×0.996 | S$6,130 psm |
| Oct 2025 | Blk 49 | 16 TO 18 | 87 sqm | S$515,888 | S$5,930 psm | ×0.996 | S$5,906 psm |
| Sept 2025 | Blk 96 · 958 m | 16 TO 18 | 91 sqm | S$530,000 | S$5,824 psm | ×0.996 | S$5,798 psm |
| Jul 2025 | Blk 100 · 958 m | 10 TO 12 | 91 sqm | S$532,500 | S$5,852 psm | ×0.996 | S$5,826 psm |
| Jun 2025 | Blk 94 · 958 m | 10 TO 12 | 91 sqm | S$515,000 | S$5,659 psm | ×1.000 | S$5,657 psm |
| Jun 2025 | Blk 99 · 958 m | 04 TO 06 | 91 sqm | S$518,000 | S$5,692 psm | ×1.000 | S$5,690 psm |
| Apr 2025 | Blk 101 · 958 m | 10 TO 12 | 91 sqm | S$507,000 | S$5,571 psm | ×1.000 | S$5,569 psm |
| Apr 2025 | Blk 100 · 958 m | 07 TO 09 | 91 sqm | S$523,000 | S$5,747 psm | ×1.000 | S$5,744 psm |
| Apr 2025 | Blk 101 · 958 m | 19 TO 21 | 91 sqm | S$575,000 | S$6,319 psm | ×1.000 | S$6,316 psm |
| Mar 2025 | Blk 99 · 958 m | 10 TO 12 | 91 sqm | S$518,000 | S$5,692 psm | ×1.009 | S$5,743 psm |
| Mar 2025 | Blk 101 · 958 m | 07 TO 09 | 91 sqm | S$495,000 | S$5,440 psm | ×1.009 | S$5,488 psm |
| Feb 2025 | Blk 96 · 958 m | 04 TO 06 | 91 sqm | S$490,000 | S$5,385 psm | ×1.009 | S$5,433 psm |
| Jan 2025 | Blk 99 · 958 m | 04 TO 06 | 91 sqm | S$490,000 | S$5,385 psm | ×1.009 | S$5,433 psm |
| Jan 2025 | Blk 96 · 958 m | 10 TO 12 | 91 sqm | S$530,000 | S$5,824 psm | ×1.009 | S$5,876 psm |
| Nov 2024 | Blk 96 · 327 m | 04 TO 06 | 92 sqm | S$620,000 | S$6,739 psm | ×1.025 | S$6,906 psm |
How accurate is this estimate for Whampoa Sth?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
8.89% gross yield
S$44,400 of rent a year against the estimate above · 0.89 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 3 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 |
|---|---|---|---|
| May 2026 | 49 | 4 ROOM | S$2,850 |
| Mar 2026 | 49 | 4 ROOM | S$3,700 |
| Oct 2025 | 49 | 4 ROOM | S$3,800 |
median of 3 HDB rental approvals for 4 ROOM on Whampoa Sth since 2025-10.
Buying or selling at S$499,715?
Buying: Stamp duty on S$499,715 · Cash and CPF needed on S$499,715 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$499,715.
Each opens with this figure filled in; change anything there.
Primary schools near 49 Whampoa Sth
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 · 236 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 516 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hong Wen School · 934 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Cedar Primary School · 1,480 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,600 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,763 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,888 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 49 · 4 ROOM · 13 TO 15 · Improved · 47 years left | 87 sqm | S$500,000 | S$5,747 psm |
| Oct 2025 | Blk 49 · 4 ROOM · 16 TO 18 · Improved · 48 years left | 87 sqm | S$515,888 | S$5,930 psm |
| Oct 2024 | Blk 49 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 87 sqm | S$500,000 | S$5,747 psm |
| Aug 2024 | Blk 49 · 4 ROOM · 10 TO 12 · Improved · 49 years left | 87 sqm | S$508,000 | S$5,839 psm |
| May 2024 | Blk 49 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 87 sqm | S$495,000 | S$5,690 psm |
| Apr 2024 | Blk 49 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 87 sqm | S$500,000 | S$5,747 psm |
| Mar 2024 | Blk 49 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 87 sqm | S$480,000 | S$5,517 psm |
| Aug 2023 | Blk 49 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 87 sqm | S$480,000 | S$5,517 psm |
| Feb 2023 | Blk 49 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 87 sqm | S$510,000 | S$5,862 psm |
| Mar 2022 | Blk 49 · 4 ROOM · 13 TO 15 · Improved · 52 years left | 87 sqm | S$500,000 | S$5,747 psm |
Showing 10 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 49 · 4 ROOM | S$2,850 | — |
| Mar 2026 | Blk 49 · 4 ROOM | S$3,700 | — |
| Oct 2025 | Blk 49 · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 49 · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 49 · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 49 · 4 ROOM | S$2,850 | — |
| Mar 2025 | Blk 49 · 4 ROOM | S$3,520 | — |
| Mar 2025 | Blk 49 · 4 ROOM | S$3,100 | — |
| Mar 2025 | Blk 49 · 4 ROOM | S$2,700 | — |
| May 2024 | Blk 49 · 4 ROOM | S$2,850 | — |
| Apr 2024 | Blk 49 · 4 ROOM | S$3,520 | — |
| Oct 2023 | Blk 49 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 49 · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 49 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 49 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 49 · 4 ROOM | S$2,500 | — |
| Oct 2022 | Blk 49 · 4 ROOM | S$3,500 | — |
| Mar 2022 | Blk 49 · 4 ROOM | S$2,300 | — |
| Dec 2021 | Blk 49 · 4 ROOM | S$2,600 | — |
| Sept 2021 | Blk 49 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 49 · 4 ROOM | S$1,900 | — |
| Mar 2021 | Blk 49 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 49 · 4 ROOM | S$2,000 | — |
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 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$470,605 | S$519,585 | S$562,721 | S$572,562 |
| 10 years | 36 years | S$439,303 | S$535,508 | S$628,113 | S$650,276 |
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.