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HDB · 360018

Blk 18 Joo Seng Rd

Project page · 99-year lease from 1984

Indicative value range
S$602,501 – S$641,649
Indicative mid S$634,157 · S$6,157 psm

Based on 7 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 1713 TO 15102 sqmS$628,000S$6,157 psm×1.000S$6,157 psm
Oct 2026Blk 1804 TO 06103 sqmS$560,000S$5,437 psm×1.000S$5,437 psm
Oct 2026Blk 1507 TO 09103 sqmS$615,000S$5,971 psm×1.000S$5,971 psm
May 2026Blk 1804 TO 06103 sqmS$590,000S$5,728 psm×1.000S$5,728 psm
Feb 2026Blk 1707 TO 09106 sqmS$668,000S$6,302 psm×0.997S$6,283 psm
Feb 2026Blk 1507 TO 09106 sqmS$688,888S$6,499 psm×0.997S$6,480 psm
Jan 2026Blk 1301 TO 03103 sqmS$638,000S$6,194 psm×0.997S$6,176 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.

6.62% gross yield

S$42,000 of rent a year against the estimate above · 0.44 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 50 to 59 years of lease left yield 7.06%, from 112 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

ApprovedBlockFlatRent a month
Sept 2026184 ROOMS$3,000
May 2026154 ROOMS$3,700
May 2026184 ROOMS$3,500
Apr 2026174 ROOMS$3,600
Apr 2026144 ROOMS$3,000
Mar 202694 ROOMS$4,000
Mar 2026184 ROOMS$3,400
Feb 2026184 ROOMS$3,700

median of 15 HDB rental approvals for 4 ROOM on Joo Seng Rd since 2025-10.

Buying or selling at S$634,157?

Buying: Stamp duty on S$634,157 · Cash and CPF needed on S$634,157 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$634,157.

Each opens with this figure filled in; change anything there.

Primary schools near 18 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 18 · 4 ROOM · 04 TO 06 · Model A · 57 years left
103 sqmS$560,000S$5,437 psm
May 2026
Blk 18 · 4 ROOM · 04 TO 06 · Model A · 57 years left
103 sqmS$590,000S$5,728 psm
Aug 2025
Blk 18 · 4 ROOM · 10 TO 12 · Model A · 58 years left
102 sqmS$625,000S$6,127 psm
Jul 2024
Blk 18 · 4 ROOM · 01 TO 03 · Model A · 59 years left
103 sqmS$560,000S$5,437 psm
Feb 2024
Blk 18 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$588,000S$5,709 psm
Nov 2023
Blk 18 · 4 ROOM · 07 TO 09 · Model A · 59 years left
106 sqmS$528,000S$4,981 psm
Mar 2022
Blk 18 · 4 ROOM · 04 TO 06 · Model A · 61 years left
102 sqmS$450,000S$4,412 psm
Feb 2022
Blk 18 · 4 ROOM · 07 TO 09 · Model A · 61 years left
102 sqmS$520,000S$5,098 psm
Dec 2021
Blk 18 · 4 ROOM · 07 TO 09 · Model A · 61 years left
106 sqmS$488,000S$4,604 psm
Dec 2021
Blk 18 · 4 ROOM · 04 TO 06 · Model A · 61 years left
106 sqmS$458,000S$4,321 psm
See more

Showing 10 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$605,363S$668,370S$723,858S$736,517
10 years46 yearsS$574,870S$700,763S$821,947S$850,948
20 years36 yearsS$505,372S$750,956S$1,033,140S$1,107,332

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.