Blk 96 Geylang Bahru
Project page · 99-year lease from 1979
Based on 33 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 96 | 10 TO 12 | 68 sqm | S$428,000 | S$6,294 psm | ×1.000 | S$6,294 psm |
| Oct 2026 | Blk 57 | 07 TO 09 | 65 sqm | S$382,500 | S$5,885 psm | ×1.000 | S$5,885 psm |
| Sept 2026 | Blk 57 | 16 TO 18 | 65 sqm | S$402,000 | S$6,185 psm | ×1.000 | S$6,185 psm |
| Sept 2026 | Blk 93 | 07 TO 09 | 68 sqm | S$491,000 | S$7,221 psm | ×1.000 | S$7,221 psm |
| Sept 2026 | Blk 97 | 01 TO 03 | 68 sqm | S$401,388 | S$5,903 psm | ×1.000 | S$5,903 psm |
| Sept 2026 | Blk 68 | 04 TO 06 | 65 sqm | S$408,000 | S$6,277 psm | ×1.000 | S$6,277 psm |
| Aug 2026 | Blk 68 | 16 TO 18 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| Aug 2026 | Blk 57 | 13 TO 15 | 65 sqm | S$400,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Jun 2026 | Blk 94 | 01 TO 03 | 68 sqm | S$453,000 | S$6,662 psm | ×1.000 | S$6,662 psm |
| May 2026 | Blk 68 | 04 TO 06 | 65 sqm | S$385,888 | S$5,937 psm | ×1.000 | S$5,937 psm |
| May 2026 | Blk 72 | 10 TO 12 | 59 sqm | S$385,000 | S$6,525 psm | ×1.000 | S$6,525 psm |
| Apr 2026 | Blk 68 | 13 TO 15 | 65 sqm | S$430,000 | S$6,615 psm | ×1.000 | S$6,615 psm |
| Apr 2026 | Blk 68 | 04 TO 06 | 65 sqm | S$390,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Mar 2026 | Blk 57 | 04 TO 06 | 65 sqm | S$395,000 | S$6,077 psm | ×0.997 | S$6,059 psm |
| Mar 2026 | Blk 97 | 07 TO 09 | 68 sqm | S$468,000 | S$6,882 psm | ×0.997 | S$6,862 psm |
| Feb 2026 | Blk 94 | 10 TO 12 | 68 sqm | S$460,000 | S$6,765 psm | ×0.997 | S$6,745 psm |
| Feb 2026 | Blk 72 | 04 TO 06 | 59 sqm | S$377,000 | S$6,390 psm | ×0.997 | S$6,371 psm |
| Feb 2026 | Blk 57 | 01 TO 03 | 65 sqm | S$410,000 | S$6,308 psm | ×0.997 | S$6,289 psm |
| Feb 2026 | Blk 57 | 10 TO 12 | 65 sqm | S$408,000 | S$6,277 psm | ×0.997 | S$6,258 psm |
| Feb 2026 | Blk 68 | 04 TO 06 | 65 sqm | S$412,000 | S$6,338 psm | ×0.997 | S$6,320 psm |
| Jan 2026 | Blk 57 | 10 TO 12 | 65 sqm | S$415,000 | S$6,385 psm | ×0.997 | S$6,366 psm |
| Jan 2026 | Blk 57 | 04 TO 06 | 65 sqm | S$378,000 | S$5,815 psm | ×0.997 | S$5,798 psm |
| Jan 2026 | Blk 72 | 07 TO 09 | 59 sqm | S$395,000 | S$6,695 psm | ×0.997 | S$6,675 psm |
| Jan 2026 | Blk 57 | 01 TO 03 | 65 sqm | S$362,000 | S$5,569 psm | ×0.997 | S$5,553 psm |
| Jan 2026 | Blk 97 | 13 TO 15 | 68 sqm | S$459,000 | S$6,750 psm | ×0.997 | S$6,730 psm |
| Jan 2026 | Blk 57 | 13 TO 15 | 65 sqm | S$385,000 | S$5,923 psm | ×0.997 | S$5,906 psm |
| Dec 2025 | Blk 73 | 04 TO 06 | 59 sqm | S$367,000 | S$6,220 psm | ×0.996 | S$6,196 psm |
| Dec 2025 | Blk 68 | 16 TO 18 | 65 sqm | S$428,888 | S$6,598 psm | ×0.996 | S$6,572 psm |
| Dec 2025 | Blk 57 | 01 TO 03 | 65 sqm | S$408,000 | S$6,277 psm | ×0.996 | S$6,252 psm |
| Dec 2025 | Blk 68 | 16 TO 18 | 65 sqm | S$450,000 | S$6,923 psm | ×0.996 | S$6,896 psm |
| Nov 2025 | Blk 68 | 04 TO 06 | 65 sqm | S$430,000 | S$6,615 psm | ×0.996 | S$6,589 psm |
| Nov 2025 | Blk 73 | 01 TO 03 | 59 sqm | S$380,000 | S$6,441 psm | ×0.996 | S$6,415 psm |
| Nov 2025 | Blk 57 | 13 TO 15 | 65 sqm | S$418,000 | S$6,431 psm | ×0.996 | S$6,406 psm |
How accurate is this estimate for Geylang Bahru?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Geylang Bahru 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.
8.13% gross yield
S$34,800 of rent a year against the estimate above · 0.32 points above flats like it
Homes like this rent for about S$2,900 a month, the middle of 67 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 57 | 3 ROOM | S$3,300 |
| Sept 2026 | 95 | 3 ROOM | S$3,100 |
| Sept 2026 | 93 | 3 ROOM | S$2,900 |
| Sept 2026 | 94 | 3 ROOM | S$2,700 |
| Sept 2026 | 73 | 3 ROOM | S$2,600 |
| Sept 2026 | 93 | 3 ROOM | S$2,500 |
| Sept 2026 | 68 | 3 ROOM | S$2,300 |
| Sept 2026 | 57 | 3 ROOM | S$1,800 |
median of 67 HDB rental approvals for 3 ROOM on Geylang Bahru since 2025-10.
Buying or selling at S$428,000?
Buying: Stamp duty on S$428,000 · Cash and CPF needed on S$428,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$428,000.
Each opens with this figure filled in; change anything there.
Primary schools near 96 Geylang Bahru
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 · 510 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 753 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Canossa Catholic Primary School · 1,189 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,350 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,355 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,421 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 96 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Oct 2025 | Blk 96 · 3 ROOM · 10 TO 12 · New Generation · 52 years left | 82 sqm | S$520,000 | S$6,341 psm |
| Jun 2025 | Blk 96 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Dec 2024 | Blk 96 · 3 ROOM · 07 TO 09 · New Generation · 53 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Nov 2024 | Blk 96 · 4 ROOM · 04 TO 06 · New Generation · 53 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2024 | Blk 96 · 3 ROOM · 01 TO 03 · New Generation · 53 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Sept 2024 | Blk 96 · 3 ROOM · 04 TO 06 · New Generation · 53 years left | 68 sqm | S$435,000 | S$6,397 psm |
| Jul 2024 | Blk 96 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Sept 2023 | Blk 96 · 3 ROOM · 13 TO 15 · New Generation · 55 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Aug 2022 | Blk 96 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 92 sqm | S$521,000 | S$5,663 psm |
| May 2022 | Blk 96 · 4 ROOM · 07 TO 09 · New Generation · 56 years left | 92 sqm | S$511,000 | S$5,554 psm |
Showing 11 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 96 · 3 ROOM | S$3,300 | — |
| Dec 2025 | Blk 96 · 3 ROOM | S$2,950 | — |
| Sept 2025 | Blk 96 · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 96 · 3 ROOM | S$3,300 | — |
| Aug 2025 | Blk 96 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 96 · 3 ROOM | S$3,300 | — |
| Feb 2025 | Blk 96 · 3 ROOM | S$3,300 | — |
| Dec 2024 | Blk 96 · 3 ROOM | S$2,950 | — |
| Dec 2024 | Blk 96 · 3 ROOM | S$2,200 | — |
| Dec 2023 | Blk 96 · 3 ROOM | S$3,100 | — |
| Dec 2023 | Blk 96 · 3 ROOM | S$2,500 | — |
| Nov 2023 | Blk 96 · 3 ROOM | S$3,700 | — |
| Oct 2023 | Blk 96 · 3 ROOM | S$3,200 | — |
| Oct 2023 | Blk 96 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 96 · 3 ROOM | S$3,300 | — |
| Apr 2023 | Blk 96 · 3 ROOM | S$2,300 | — |
| Mar 2023 | Blk 96 · 3 ROOM | S$3,300 | — |
| Dec 2022 | Blk 96 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 96 · 3 ROOM | S$1,750 | — |
| Aug 2022 | Blk 96 · 3 ROOM | S$3,100 | — |
| Aug 2022 | Blk 96 · 3 ROOM | S$2,250 | — |
| Jul 2022 | Blk 96 · 3 ROOM | S$2,350 | — |
| Mar 2022 | Blk 96 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 96 · 3 ROOM | S$1,900 | — |
| Dec 2021 | Blk 96 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 96 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 96 · 3 ROOM | S$1,500 | — |
| Jul 2021 | Blk 96 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 96 · 3 ROOM | S$2,300 | — |
| Mar 2021 | Blk 96 · 3 ROOM | S$1,950 | — |
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 51 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 | 46 years | S$406,441 | S$448,744 | S$485,998 | S$494,498 |
| 10 years | 41 years | S$382,764 | S$466,587 | S$547,274 | S$566,584 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.