Blk 9 Joo Seng Rd
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 9 | 16 TO 18 | 93 sqm | S$953,000 | S$10,247 psm | ×1.000 | S$10,247 psm |
| Aug 2026 | Blk 9 | 07 TO 09 | 93 sqm | S$910,000 | S$9,785 psm | ×1.000 | S$9,785 psm |
| Jul 2026 | Blk 9 | 07 TO 09 | 93 sqm | S$935,000 | S$10,054 psm | ×1.000 | S$10,054 psm |
| May 2026 | Blk 9 | 13 TO 15 | 93 sqm | S$920,000 | S$9,892 psm | ×1.000 | S$9,892 psm |
How accurate is this estimate for Joo Seng Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Joo Seng Rd since.
- Median error
- 4.4%
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.
4.53% gross yield
S$42,000 of rent a year against the estimate above · 1.04 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 18 | 4 ROOM | S$3,000 |
| May 2026 | 15 | 4 ROOM | S$3,700 |
| May 2026 | 18 | 4 ROOM | S$3,500 |
| Apr 2026 | 17 | 4 ROOM | S$3,600 |
| Apr 2026 | 14 | 4 ROOM | S$3,000 |
| Mar 2026 | 9 | 4 ROOM | S$4,000 |
| Mar 2026 | 18 | 4 ROOM | S$3,400 |
| Feb 2026 | 18 | 4 ROOM | S$3,700 |
median of 15 HDB rental approvals for 4 ROOM on Joo Seng Rd since 2025-10.
Buying or selling at S$927,500?
Buying: Stamp duty on S$927,500 · Cash and CPF needed on S$927,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$927,500.
Each opens with this figure filled in; change anything there.
Primary schools near 9 Joo Seng Rd
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 · 375 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 656 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 882 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,452 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,701 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yangzheng Primary School · 1,748 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,862 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 9 · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$953,000 | S$10,247 psm |
| Aug 2026 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$910,000 | S$9,785 psm |
| Aug 2026 | Blk 9 · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$745,000 | S$10,956 psm |
| Jul 2026 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$935,000 | S$10,054 psm |
| May 2026 | Blk 9 · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$920,000 | S$9,892 psm |
| Nov 2025 | Blk 9 · 3 ROOM · 01 TO 03 · Model A · 90 years left | 68 sqm | S$640,000 | S$9,412 psm |
| Oct 2025 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$918,000 | S$9,871 psm |
| Sept 2025 | Blk 9 · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$828,888 | S$8,913 psm |
| Apr 2025 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$905,000 | S$9,731 psm |
| Mar 2025 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$870,000 | S$9,355 psm |
| Feb 2025 | Blk 9 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$899,000 | S$9,667 psm |
| Jan 2025 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Nov 2024 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$848,888 | S$9,128 psm |
| Oct 2024 | Blk 9 · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$880,000 | S$9,462 psm |
| Aug 2024 | Blk 9 · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$665,000 | S$9,779 psm |
| Jul 2024 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$811,000 | S$8,720 psm |
| Jun 2024 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$788,000 | S$8,473 psm |
| Jun 2024 | Blk 9 · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$668,888 | S$9,837 psm |
| Apr 2024 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$848,000 | S$9,118 psm |
| Mar 2024 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$770,000 | S$8,280 psm |
| Feb 2024 | Blk 9 · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$585,000 | S$8,603 psm |
| Dec 2023 | Blk 9 · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 93 sqm | S$720,000 | S$7,742 psm |
| Nov 2023 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$810,000 | S$8,710 psm |
| Nov 2023 | Blk 9 · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$629,000 | S$9,250 psm |
| Sept 2023 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jun 2023 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$820,000 | S$8,817 psm |
| Jun 2023 | Blk 9 · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$593,000 | S$8,721 psm |
| Mar 2023 | Blk 9 · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Mar 2023 | Blk 9 · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 93 sqm | S$665,000 | S$7,151 psm |
| Feb 2023 | Blk 9 · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$610,000 | S$8,971 psm |
| Dec 2022 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Nov 2022 | Blk 9 · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$588,888 | S$8,660 psm |
| Oct 2022 | Blk 9 · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Oct 2022 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Sept 2022 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Aug 2022 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$778,000 | S$8,366 psm |
| Aug 2022 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$740,000 | S$7,957 psm |
| Jul 2022 | Blk 9 · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$795,000 | S$8,548 psm |
| Jun 2022 | Blk 9 · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$591,000 | S$8,691 psm |
| Apr 2022 | Blk 9 · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Apr 2022 | Blk 9 · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Mar 2022 | Blk 9 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Feb 2022 | Blk 9 · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Feb 2022 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Dec 2021 | Blk 9 · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Dec 2021 | Blk 9 · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$478,000 | S$7,029 psm |
| Nov 2021 | Blk 9 · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Nov 2021 | Blk 9 · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2021 | Blk 9 · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$550,000 | S$8,088 psm |
Showing 49 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 9 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 9 · 4 ROOM | S$4,000 | — |
| Dec 2025 | Blk 9 · 4 ROOM | S$4,300 | — |
| Sept 2025 | Blk 9 · 4 ROOM | S$3,800 | — |
| Aug 2025 | Blk 9 · 4 ROOM | S$4,200 | — |
| Apr 2025 | Blk 9 · 4 ROOM | S$3,800 | — |
| Feb 2025 | Blk 9 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 9 · 4 ROOM | S$4,300 | — |
| Oct 2024 | Blk 9 · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 9 · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 9 · 4 ROOM | S$4,500 | — |
| Sept 2023 | Blk 9 · 3 ROOM | S$3,250 | — |
| Aug 2023 | Blk 9 · 4 ROOM | S$4,200 | — |
| Aug 2023 | Blk 9 · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 9 · 4 ROOM | S$4,050 | — |
| Feb 2023 | Blk 9 · 4 ROOM | S$4,200 | — |
| Jan 2023 | Blk 9 · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 9 · 3 ROOM | S$3,400 | — |
| Nov 2022 | Blk 9 · 4 ROOM | S$4,600 | — |
| Feb 2022 | Blk 9 · 3 ROOM | S$2,400 | — |
| Jun 2021 | Blk 9 · 4 ROOM | S$2,750 | — |
| May 2021 | Blk 9 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 9 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 9 · 3 ROOM | S$2,100 | — |
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 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$870,849 | S$961,488 | S$1,041,310 | S$1,059,521 |
| 10 years | 79 years | S$813,953 | S$992,204 | S$1,163,786 | S$1,204,849 |
| 20 years | 69 years | S$736,908 | S$1,095,007 | S$1,506,473 | S$1,614,657 |
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.