Blk 7 Upp Aljunied Lane
Project page · 99-year lease from 2017
Based on 4 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 7 | 13 TO 15 | 68 sqm | S$690,000 | S$10,147 psm | ×1.000 | S$10,147 psm |
| Aug 2026 | Blk 7 | 04 TO 06 | 68 sqm | S$700,000 | S$10,294 psm | ×1.000 | S$10,294 psm |
| May 2026 | Blk 7 | 10 TO 12 | 68 sqm | S$700,000 | S$10,294 psm | ×1.000 | S$10,294 psm |
| Nov 2025 | Blk 7 | 04 TO 06 | 68 sqm | S$668,000 | S$9,824 psm | ×0.996 | S$9,785 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.
4.66% gross yield
S$32,400 of rent a year against the estimate above · 1.38 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 27 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 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$695,000?
Buying: Stamp duty on S$695,000 · Cash and CPF needed on S$695,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$695,000.
Each opens with this figure filled in; change anything there.
Primary schools near 7 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 · 308 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 877 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 1,724 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,745 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Geylang Methodist School (Primary) · 1,855 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$690,000 | S$10,147 psm |
| Aug 2026 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jun 2026 | Blk 7 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$912,888 | S$9,816 psm |
| May 2026 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Apr 2026 | Blk 7 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$895,000 | S$9,624 psm |
| Nov 2025 | Blk 7 · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$938,000 | S$10,086 psm |
| Nov 2025 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$668,000 | S$9,824 psm |
| Oct 2025 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$650,888 | S$9,572 psm |
| Sept 2025 | Blk 7 · 3 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 68 sqm | S$600,000 | S$8,824 psm |
| Jun 2025 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$700,000 | S$10,294 psm |
| Jan 2025 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 91 years left excluded: outlier | 68 sqm | S$640,000 | S$9,412 psm |
| Nov 2024 | Blk 7 · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Nov 2024 | Blk 7 · 3 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 68 sqm | S$628,000 | S$9,235 psm |
| Oct 2024 | Blk 7 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$926,668 | S$9,964 psm |
| Jul 2024 | Blk 7 · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$673,000 | S$9,897 psm |
| Jun 2024 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$666,666 | S$9,804 psm |
| May 2024 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$648,000 | S$9,529 psm |
| May 2024 | Blk 7 · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$640,000 | S$9,412 psm |
| Jan 2024 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$608,000 | S$8,941 psm |
| Sept 2023 | Blk 7 · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$590,000 | S$8,676 psm |
| Aug 2023 | Blk 7 · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Aug 2023 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$610,000 | S$8,971 psm |
| Aug 2023 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$599,000 | S$8,809 psm |
| Jul 2023 | Blk 7 · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$588,000 | S$8,647 psm |
| May 2023 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$622,500 | S$9,154 psm |
| May 2023 | Blk 7 · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$612,888 | S$9,013 psm |
| Mar 2023 | Blk 7 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$763,000 | S$8,204 psm |
| Mar 2023 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$610,000 | S$8,971 psm |
| Mar 2023 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$605,000 | S$8,897 psm |
| Feb 2023 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$610,000 | S$8,971 psm |
| Feb 2023 | Blk 7 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$600,000 | S$8,824 psm |
| Feb 2023 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$568,000 | S$8,353 psm |
| Oct 2022 | Blk 7 · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Aug 2022 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Jul 2022 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Oct 2021 | Blk 7 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Oct 2021 | Blk 7 · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$540,000 | S$7,941 psm |
Showing 37 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 7 · 3 ROOM | S$2,400 | — |
| Nov 2025 | Blk 7 · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 7 · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 7 · 3 ROOM | S$3,250 | — |
| Sept 2025 | Blk 7 · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 7 · 4 ROOM | S$2,700 | — |
| May 2025 | Blk 7 · 3 ROOM | S$3,450 | — |
| Apr 2025 | Blk 7 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 7 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 7 · 4 ROOM | S$3,650 | — |
| Feb 2025 | Blk 7 · 3 ROOM | S$3,250 | — |
| Feb 2025 | Blk 7 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 7 · 3 ROOM | S$2,400 | — |
| Dec 2024 | Blk 7 · 4 ROOM | S$3,650 | — |
| Oct 2024 | Blk 7 · 4 ROOM | S$2,700 | — |
| Mar 2024 | Blk 7 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 7 · 3 ROOM | S$2,400 | — |
| Oct 2023 | Blk 7 · 4 ROOM | S$3,800 | — |
| May 2023 | Blk 7 · 3 ROOM | S$3,450 | — |
| May 2023 | Blk 7 · 3 ROOM | S$3,400 | — |
| Mar 2023 | Blk 7 · 4 ROOM | S$3,800 | — |
| Mar 2023 | Blk 7 · 3 ROOM | S$3,250 | — |
| Dec 2022 | Blk 7 · 3 ROOM | S$3,500 | — |
| Dec 2022 | Blk 7 · 3 ROOM | S$1,500 | — |
| Sept 2022 | Blk 7 · 4 ROOM | S$2,200 | — |
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 89 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 | 84 years | S$652,550 | S$720,468 | S$780,281 | S$793,927 |
| 10 years | 79 years | S$609,916 | S$743,484 | S$872,056 | S$902,825 |
| 20 years | 69 years | S$552,185 | S$820,517 | S$1,128,840 | S$1,209,904 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.