Blk 118A Alkaff Cres
Project page · 99-year lease from 2020
Based on 18 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 118A | 13 TO 15 | 93 sqm | S$1,100,000 | S$11,828 psm | ×1.000 | S$11,828 psm |
| Sept 2026 | Blk 118A | 04 TO 06 | 93 sqm | S$1,010,000 | S$10,860 psm | ×1.000 | S$10,860 psm |
| Aug 2026 | Blk 118A | 01 TO 03 | 93 sqm | S$965,000 | S$10,376 psm | ×1.000 | S$10,376 psm |
| Aug 2026 | Blk 118A | 16 TO 18 | 93 sqm | S$1,150,000 | S$12,366 psm | ×1.000 | S$12,366 psm |
| Aug 2026 | Blk 118A | 10 TO 12 | 93 sqm | S$1,110,000 | S$11,935 psm | ×1.000 | S$11,935 psm |
| Jul 2026 | Blk 118A | 13 TO 15 | 93 sqm | S$1,028,000 | S$11,054 psm | ×1.000 | S$11,054 psm |
| Jul 2026 | Blk 118A | 10 TO 12 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Jul 2026 | Blk 118A | 13 TO 15 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Jun 2026 | Blk 118A | 07 TO 09 | 93 sqm | S$1,090,000 | S$11,720 psm | ×1.000 | S$11,720 psm |
| Jun 2026 | Blk 118A | 01 TO 03 | 93 sqm | S$1,050,000 | S$11,290 psm | ×1.000 | S$11,290 psm |
| May 2026 | Blk 118A | 13 TO 15 | 93 sqm | S$1,060,000 | S$11,398 psm | ×1.000 | S$11,398 psm |
| Apr 2026 | Blk 118A | 01 TO 03 | 93 sqm | S$990,000 | S$10,645 psm | ×1.000 | S$10,645 psm |
| Apr 2026 | Blk 118A | 16 TO 18 | 93 sqm | S$1,160,000 | S$12,473 psm | ×1.000 | S$12,473 psm |
| Apr 2026 | Blk 118A | 16 TO 18 | 93 sqm | S$1,068,000 | S$11,484 psm | ×1.000 | S$11,484 psm |
| Dec 2025 | Blk 118A | 13 TO 15 | 93 sqm | S$1,180,000 | S$12,688 psm | ×0.996 | S$12,638 psm |
| Dec 2025 | Blk 118A | 13 TO 15 | 93 sqm | S$1,168,000 | S$12,559 psm | ×0.996 | S$12,510 psm |
| Dec 2025 | Blk 118A | 10 TO 12 | 93 sqm | S$1,180,000 | S$12,688 psm | ×0.996 | S$12,638 psm |
| Nov 2025 | Blk 118A | 04 TO 06 | 93 sqm | S$1,030,000 | S$11,075 psm | ×0.996 | S$11,032 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.
4.96% gross yield
S$52,800 of rent a year against the estimate above · 0.37 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$1,064,000?
Buying: Stamp duty on S$1,064,000 · Cash and CPF needed on S$1,064,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,064,000.
Each opens with this figure filled in; change anything there.
Primary schools near 118a 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 · 128 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 622 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 975 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yangzheng Primary School · 1,291 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,292 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,792 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,862 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,869 m · no 2025 Phase 2C ballot
- Pei Chun Public School · 1,916 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- First Toa Payoh Primary School · 1,951 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$1,010,000 | S$10,860 psm |
| Sept 2026 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Aug 2026 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$1,110,000 | S$11,935 psm |
| Aug 2026 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Aug 2026 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Aug 2026 | Blk 118A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 72 sqm | S$853,000 | S$11,847 psm |
| Aug 2026 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Jul 2026 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Jul 2026 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Jul 2026 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,028,000 | S$11,054 psm |
| Jun 2026 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$1,050,000 | S$11,290 psm |
| Jun 2026 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| Jun 2026 | Blk 118A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 72 sqm | S$945,000 | S$13,125 psm |
| Jun 2026 | Blk 118A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$758,888 | S$11,160 psm |
| May 2026 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| May 2026 | Blk 118A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$725,000 | S$10,662 psm |
| Apr 2026 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,068,000 | S$11,484 psm |
| Apr 2026 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$1,160,000 | S$12,473 psm |
| Apr 2026 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$990,000 | S$10,645 psm |
| Apr 2026 | Blk 118A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 72 sqm | S$880,000 | S$12,222 psm |
| Apr 2026 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$808,000 | S$11,882 psm |
| Apr 2026 | Blk 118A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$850,000 | S$12,500 psm |
| Mar 2026 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 94 years left excluded: outlier | 97 sqm | S$1,368,000 | S$14,103 psm |
| Dec 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,180,000 | S$12,688 psm |
| Dec 2025 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,168,000 | S$12,559 psm |
| Dec 2025 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$1,180,000 | S$12,688 psm |
| Dec 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Dec 2025 | Blk 118A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 72 sqm | S$891,919 | S$12,388 psm |
| Nov 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Nov 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 72 sqm | S$885,000 | S$12,292 psm |
| Oct 2025 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,088,000 | S$11,699 psm |
| Oct 2025 | Blk 118A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$790,000 | S$11,618 psm |
| Sept 2025 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,060,000 | S$11,398 psm |
| Sept 2025 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,030,000 | S$11,075 psm |
| Sept 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Sept 2025 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$1,008,000 | S$10,839 psm |
| Sept 2025 | Blk 118A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$800,000 | S$11,765 psm |
| Aug 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,176,888 | S$12,655 psm |
| Aug 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$810,000 | S$11,912 psm |
| Jul 2025 | Blk 118A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$1,052,888 | S$11,321 psm |
| Jul 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| Jul 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| Jul 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$820,000 | S$12,059 psm |
| Jun 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,150,000 | S$12,366 psm |
| Jun 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Jun 2025 | Blk 118A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jun 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$820,000 | S$12,059 psm |
| May 2025 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,070,000 | S$11,505 psm |
| May 2025 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,145,000 | S$12,312 psm |
| May 2025 | Blk 118A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| May 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,103,888 | S$11,870 psm |
| May 2025 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$1,090,000 | S$11,720 psm |
| May 2025 | Blk 118A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$960,000 | S$10,323 psm |
| May 2025 | Blk 118A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$788,000 | S$11,588 psm |
| May 2025 | Blk 118A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 72 sqm | S$830,000 | S$11,528 psm |
| May 2025 | Blk 118A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 72 sqm | S$880,000 | S$12,222 psm |
| May 2025 | Blk 118A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Apr 2025 | Blk 118A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$1,138,888 | S$12,246 psm |
| Apr 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,130,000 | S$12,151 psm |
| Apr 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,000,000 | S$10,753 psm |
| Apr 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 97 sqm | S$1,200,000 | S$12,371 psm |
| Apr 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,100,000 | S$11,828 psm |
| Apr 2025 | Blk 118A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$825,000 | S$12,132 psm |
| Apr 2025 | Blk 118A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$860,000 | S$12,647 psm |
| Apr 2025 | Blk 118A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$775,000 | S$11,397 psm |
| Mar 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,181,888 | S$12,708 psm |
| Mar 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$1,080,000 | S$11,613 psm |
| Mar 2025 | Blk 118A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$1,118,000 | S$12,022 psm |
| Mar 2025 | Blk 118A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$765,000 | S$11,250 psm |
| Feb 2025 | Blk 118A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 97 sqm | S$1,258,888 | S$12,978 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 118A · 4 ROOM | S$4,500 | — |
| Dec 2025 | Blk 118A · 4 ROOM | S$4,800 | — |
| Dec 2025 | Blk 118A · 4 ROOM | S$2,900 | — |
| Oct 2025 | Blk 118A · 4 ROOM | S$4,000 | — |
| Sept 2025 | Blk 118A · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 118A · 4 ROOM | S$4,300 | — |
| Jan 2025 | Blk 118A · 4 ROOM | S$4,900 | — |
| Jan 2025 | Blk 118A · 4 ROOM | S$4,500 | — |
| Jan 2025 | Blk 118A · 4 ROOM | S$3,100 | — |
| Dec 2024 | Blk 118A · 3 ROOM | S$3,500 | — |
| Nov 2024 | Blk 118A · 3 ROOM | S$3,100 | — |
| Jan 2024 | Blk 118A · 4 ROOM | S$4,200 | — |
| Dec 2023 | Blk 118A · 3 ROOM | S$3,100 | — |
| Feb 2022 | Blk 118A · 4 ROOM | S$3,500 | — |
| Nov 2021 | Blk 118A · 3 ROOM | S$2,050 | — |
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 92 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 | 87 years | S$1,011,546 | S$1,116,828 | S$1,209,547 | S$1,230,700 |
| 10 years | 82 years | S$949,761 | S$1,157,754 | S$1,357,965 | S$1,405,879 |
| 20 years | 72 years | S$837,773 | S$1,244,887 | S$1,712,674 | S$1,835,665 |
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.