Blk 2 Upp Aljunied Lane
Project page · 99-year lease from 1968
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 4 | 07 TO 09 | 57 sqm | S$303,000 | S$5,316 psm | ×1.000 | S$5,316 psm |
| Apr 2026 | Blk 2 | 04 TO 06 | 57 sqm | S$321,888 | S$5,647 psm | ×1.000 | S$5,647 psm |
| Nov 2025 | Blk 3 | 04 TO 06 | 57 sqm | S$350,000 | S$6,140 psm | ×0.996 | S$6,116 psm |
How accurate is this estimate for Upp Aljunied Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Upp Aljunied Lane since.
- Median error
- 17.9%
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.
10.07% gross yield
S$32,400 of rent a year against the estimate above · 0.31 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 27 approvals in the last year.
In Toa Payoh, flats of this type with 40 to 49 years of lease left yield 9.76%, from 40 blocks.
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 | 5 | 3 ROOM | S$3,300 |
| Sept 2026 | 4 | 3 ROOM | S$2,100 |
| Aug 2026 | 4 | 3 ROOM | S$2,950 |
| Aug 2026 | 4 | 3 ROOM | S$2,800 |
| Jul 2026 | 2 | 3 ROOM | S$3,200 |
| Jul 2026 | 3 | 3 ROOM | S$3,100 |
| May 2026 | 4 | 3 ROOM | S$3,000 |
| May 2026 | 4 | 3 ROOM | S$2,400 |
median of 27 HDB rental approvals for 3 ROOM on Upp Aljunied Lane since 2025-10.
Buying or selling at S$321,888?
Buying: Stamp duty on S$321,888 · Cash and CPF needed on S$321,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$321,888.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Upp Aljunied Lane
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 · 357 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 744 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 793 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,386 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,771 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,807 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,810 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bendemeer Primary School · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 2 · 3 ROOM · 04 TO 06 · Standard · 41 years left | 57 sqm | S$321,888 | S$5,647 psm |
| Mar 2026 | Blk 2 · 3 ROOM · 01 TO 03 · Standard · 41 years left excluded: outlier | 57 sqm | S$300,000 | S$5,263 psm |
| Feb 2026 | Blk 2 · 3 ROOM · 04 TO 06 · Standard · 41 years left excluded: outlier | 57 sqm | S$300,000 | S$5,263 psm |
| Nov 2025 | Blk 2 · 3 ROOM · 10 TO 12 · Standard · 42 years left excluded: outlier | 57 sqm | S$319,888 | S$5,612 psm |
| Jun 2025 | Blk 2 · 3 ROOM · 10 TO 12 · Standard · 42 years left | 57 sqm | S$340,000 | S$5,965 psm |
| May 2022 | Blk 2 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 57 sqm | S$290,000 | S$5,088 psm |
| Oct 2021 | Blk 2 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 57 sqm | S$250,000 | S$4,386 psm |
Showing 7 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 2 · 3 ROOM | S$3,200 | — |
| Nov 2025 | Blk 2 · 3 ROOM | S$2,600 | — |
| Sept 2025 | Blk 2 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 2 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 2 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 2 · 3 ROOM | S$2,450 | — |
| Jan 2025 | Blk 2 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 2 · 3 ROOM | S$2,800 | — |
| Nov 2023 | Blk 2 · 3 ROOM | S$2,600 | — |
| Sept 2023 | Blk 2 · 3 ROOM | S$3,200 | — |
| Mar 2023 | Blk 2 · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 2 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 2 · 3 ROOM | S$2,400 | — |
| Jul 2021 | Blk 2 · 3 ROOM | S$1,850 | — |
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 40 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 | 35 years | S$300,478 | S$331,752 | S$359,294 | S$365,578 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.