Blk 11 Joo Seng Rd
Project page · 99-year lease from 1983
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 11 | 16 TO 18 | 123 sqm | S$785,888 | S$6,389 psm | ×1.000 | S$6,389 psm |
| Mar 2026 | Blk 10 | 07 TO 09 | 119 sqm | S$740,000 | S$6,218 psm | ×0.997 | S$6,200 psm |
| Mar 2026 | Blk 16 | 16 TO 18 | 132 sqm | S$858,888 | S$6,507 psm | ×0.997 | S$6,488 psm |
| Dec 2025 | Blk 12 | 10 TO 12 | 132 sqm | S$848,000 | S$6,424 psm | ×0.996 | S$6,399 psm |
| Nov 2025 | Blk 16 | 10 TO 12 | 132 sqm | S$820,000 | S$6,212 psm | ×0.996 | S$6,188 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.
5.80% gross yield
S$45,600 of rent a year against the estimate above · 0.08 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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 | 11 | 5 ROOM | S$3,600 |
| Aug 2026 | 11 | 5 ROOM | S$3,600 |
| Aug 2026 | 19 | 5 ROOM | S$3,500 |
| Jun 2026 | 8 | 5 ROOM | S$3,900 |
| May 2026 | 8 | 5 ROOM | S$4,200 |
| May 2026 | 14 | 5 ROOM | S$4,000 |
| May 2026 | 16 | 5 ROOM | S$4,000 |
| May 2026 | 14 | 5 ROOM | S$3,600 |
median of 21 HDB rental approvals for 5 ROOM on Joo Seng Rd since 2025-10.
Buying or selling at S$785,888?
Buying: Stamp duty on S$785,888 · Cash and CPF needed on S$785,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$785,888.
Each opens with this figure filled in; change anything there.
Primary schools near 11 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 · 524 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 706 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 881 m · no 2025 Phase 2C ballot
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,643 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yangzheng Primary School · 1,835 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,852 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 11 · 5 ROOM · 16 TO 18 · Improved · 56 years left | 123 sqm | S$785,888 | S$6,389 psm |
| Jan 2024 | Blk 11 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 123 sqm | S$682,000 | S$5,545 psm |
| Jan 2024 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 58 years left | 123 sqm | S$643,000 | S$5,228 psm |
| Nov 2023 | Blk 11 · 5 ROOM · 04 TO 06 · Improved · 58 years left | 123 sqm | S$688,000 | S$5,594 psm |
| Apr 2023 | Blk 11 · 5 ROOM · 16 TO 18 · Improved · 59 years left | 123 sqm | S$688,000 | S$5,594 psm |
| Jun 2022 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 60 years left | 123 sqm | S$640,000 | S$5,203 psm |
| Dec 2021 | Blk 11 · 5 ROOM · 16 TO 18 · Improved · 60 years left | 123 sqm | S$648,000 | S$5,268 psm |
Showing 7 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 11 · 5 ROOM | S$3,600 | — |
| Aug 2026 | Blk 11 · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 11 · 5 ROOM | S$3,750 | — |
| Oct 2025 | Blk 11 · 5 ROOM | S$4,050 | — |
| Oct 2025 | Blk 11 · 5 ROOM | S$3,400 | — |
| Apr 2025 | Blk 11 · 5 ROOM | S$4,000 | — |
| Aug 2024 | Blk 11 · 5 ROOM | S$3,750 | — |
| Jul 2024 | Blk 11 · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 11 · 5 ROOM | S$3,100 | — |
| Jan 2024 | Blk 11 · 5 ROOM | S$3,750 | — |
| Nov 2023 | Blk 11 · 5 ROOM | S$3,200 | — |
| Feb 2023 | Blk 11 · 5 ROOM | S$4,000 | — |
| Nov 2022 | Blk 11 · 5 ROOM | S$2,700 | — |
| Jul 2022 | Blk 11 · 5 ROOM | S$2,200 | — |
| May 2022 | Blk 11 · 5 ROOM | S$2,200 | — |
| Mar 2022 | Blk 11 · 5 ROOM | S$3,400 | — |
| Mar 2022 | Blk 11 · 5 ROOM | S$2,900 | — |
| Oct 2021 | Blk 11 · 5 ROOM | S$2,100 | — |
| Aug 2021 | Blk 11 · 5 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 55 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 | 50 years | S$750,205 | S$828,287 | S$897,051 | S$912,739 |
| 10 years | 45 years | S$712,416 | S$868,431 | S$1,018,609 | S$1,054,549 |
| 20 years | 35 years | S$626,290 | S$930,633 | S$1,280,334 | S$1,372,278 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.