Blk 113A Alkaff Cres
Project page · 99-year lease from 2021
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 113A | 07 TO 09 | 93 sqm | S$1,088,888 | S$11,708 psm | ×1.000 | S$11,708 psm |
| Oct 2026 | Blk 113A | 01 TO 03 | 93 sqm | S$923,000 | S$9,925 psm | ×1.000 | S$9,925 psm |
| Sept 2026 | Blk 113A | 01 TO 03 | 93 sqm | S$938,000 | S$10,086 psm | ×1.000 | S$10,086 psm |
| Sept 2026 | Blk 113A | 13 TO 15 | 93 sqm | S$1,078,000 | S$11,591 psm | ×1.000 | S$11,591 psm |
| Aug 2026 | Blk 113A | 04 TO 06 | 93 sqm | S$1,065,000 | S$11,452 psm | ×1.000 | S$11,452 psm |
| Aug 2026 | Blk 113A | 13 TO 15 | 93 sqm | S$1,155,000 | S$12,419 psm | ×1.000 | S$12,419 psm |
How accurate is this estimate for Alkaff Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 93 sales in Alkaff Cres since.
- Median error
- 3.3%
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.
4.93% gross yield
S$52,800 of rent a year against the estimate above · 0.4 points below flats like it
Homes like this rent for about S$4,400 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 118A | 4 ROOM | S$4,500 |
| Aug 2026 | 113B | 4 ROOM | S$4,500 |
| Aug 2026 | 112B | 4 ROOM | S$4,300 |
| Dec 2025 | 118A | 4 ROOM | S$4,800 |
| Dec 2025 | 118A | 4 ROOM | S$2,900 |
| Oct 2025 | 118A | 4 ROOM | S$4,000 |
median of 6 HDB rental approvals for 4 ROOM on Alkaff Cres since 2025-10.
Buying or selling at S$1,071,500?
Buying: Stamp duty on S$1,071,500 · Cash and CPF needed on S$1,071,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,071,500.
Each opens with this figure filled in; change anything there.
Primary schools near 113a Alkaff Cres
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
- Cedar Primary School · 176 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 884 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Canossa Catholic Primary School · 1,288 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,325 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,704 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,849 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,869 m · no 2025 Phase 2C ballot
- First Toa Payoh Primary School · 1,896 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,952 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 113A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$923,000 | S$9,925 psm |
| Oct 2026 | Blk 113A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,088,888 | S$11,708 psm |
| Sept 2026 | Blk 113A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,078,000 | S$11,591 psm |
| Sept 2026 | Blk 113A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Aug 2026 | Blk 113A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,155,000 | S$12,419 psm |
| Aug 2026 | Blk 113A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,065,000 | S$11,452 psm |
| Aug 2026 | Blk 113A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$848,888 | S$12,484 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2022 | Blk 113A · 3 ROOM | S$4,100 | — |
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 93 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 | 88 years | S$1,018,676 | S$1,124,700 | S$1,218,072 | S$1,239,375 |
| 10 years | 83 years | S$956,456 | S$1,165,914 | S$1,367,537 | S$1,415,788 |
| 20 years | 73 years | S$843,678 | S$1,253,662 | S$1,724,745 | S$1,848,603 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.