Blk 114A Alkaff Cres
Project page · 99-year lease from 2021
Based on 7 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 114A | 13 TO 15 | 68 sqm | S$800,000 | S$11,765 psm | ×1.000 | S$11,765 psm |
| Oct 2026 | Blk 114A | 13 TO 15 | 68 sqm | S$818,888 | S$12,042 psm | ×1.000 | S$12,042 psm |
| Sept 2026 | Blk 114A | 07 TO 09 | 68 sqm | S$805,000 | S$11,838 psm | ×1.000 | S$11,838 psm |
| Sept 2026 | Blk 114A | 04 TO 06 | 68 sqm | S$808,888 | S$11,895 psm | ×1.000 | S$11,895 psm |
| Aug 2026 | Blk 114A | 16 TO 18 | 68 sqm | S$825,000 | S$12,132 psm | ×1.000 | S$12,132 psm |
| Aug 2026 | Blk 114A | 07 TO 09 | 68 sqm | S$788,000 | S$11,588 psm | ×1.000 | S$11,588 psm |
| Jul 2026 | Blk 114A | 07 TO 09 | 68 sqm | S$818,888 | S$12,042 psm | ×1.000 | S$12,042 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.
5.04% gross yield
S$40,800 of rent a year against the estimate above · 0.9 points below flats like it
Homes like this rent for about S$3,400 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 5.94%, from 24 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 |
|---|---|---|---|
| Jul 2026 | 114B | 3 ROOM | S$3,800 |
| Mar 2026 | 115C | 3 ROOM | S$4,200 |
| Feb 2026 | 115A | 3 ROOM | S$3,500 |
| Dec 2025 | 115A | 3 ROOM | S$2,650 |
| Oct 2025 | 115C | 3 ROOM | S$3,300 |
| Oct 2025 | 115A | 3 ROOM | S$3,200 |
median of 6 HDB rental approvals for 3 ROOM on Alkaff Cres since 2025-10.
Buying or selling at S$808,888?
Buying: Stamp duty on S$808,888 · Cash and CPF needed on S$808,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$808,888.
Each opens with this figure filled in; change anything there.
Primary schools near 114a 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 · 226 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 773 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 822 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Canossa Catholic Primary School · 1,292 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,348 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bendemeer Primary School · 1,646 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,857 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,867 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 114A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$818,888 | S$12,042 psm |
| Oct 2026 | Blk 114A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Sept 2026 | Blk 114A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$808,888 | S$11,895 psm |
| Sept 2026 | Blk 114A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,068,888 | S$11,493 psm |
| Sept 2026 | Blk 114A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,200,000 | S$12,903 psm |
| Sept 2026 | Blk 114A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$805,000 | S$11,838 psm |
| Aug 2026 | Blk 114A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,128,888 | S$12,139 psm |
| Aug 2026 | Blk 114A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$825,000 | S$12,132 psm |
| Aug 2026 | Blk 114A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$788,000 | S$11,588 psm |
| Jul 2026 | Blk 114A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Jul 2026 | Blk 114A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$818,888 | S$12,042 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2021 | Blk 114A · 4 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 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$769,011 | S$849,050 | S$919,537 | S$935,619 |
| 10 years | 83 years | S$722,040 | S$880,163 | S$1,032,370 | S$1,068,796 |
| 20 years | 73 years | S$636,903 | S$946,404 | S$1,302,031 | S$1,395,533 |
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.