Blk 20 Joo Seng Rd
Project page · 99-year lease from 1988
Based on 5 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 21 | 10 TO 12 | 146 sqm | S$972,888 | S$6,664 psm | ×1.000 | S$6,664 psm |
| Jul 2026 | Blk 21 | 07 TO 09 | 146 sqm | S$980,000 | S$6,712 psm | ×1.000 | S$6,712 psm |
| Feb 2025 | Blk 21 | 01 TO 03 | 146 sqm | S$930,000 | S$6,370 psm | ×1.009 | S$6,427 psm |
| Jan 2025 | Blk 21 | 10 TO 12 | 146 sqm | S$1,030,000 | S$7,055 psm | ×1.009 | S$7,118 psm |
| Nov 2024 | Blk 21 | 07 TO 09 | 152 sqm | S$1,200,000 | S$7,895 psm | ×1.025 | S$8,090 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.
4.78% gross yield
S$46,800 of rent a year against the estimate above · 0.08 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Aug 2026 | 20 | EXECUTIVE | S$4,450 |
| Jul 2026 | 20 | EXECUTIVE | S$4,400 |
| Jul 2026 | 21 | EXECUTIVE | S$3,600 |
| Apr 2026 | 8 | EXECUTIVE | S$2,000 |
| Dec 2025 | 8 | EXECUTIVE | S$3,900 |
median of 5 HDB rental approvals for EXECUTIVE on Joo Seng Rd since 2025-10.
Buying or selling at S$980,000?
Buying: Stamp duty on S$980,000 · Cash and CPF needed on S$980,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$980,000.
Each opens with this figure filled in; change anything there.
Primary schools near 20 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 · 612 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 779 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 833 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St Andrew's School (Junior) (boys) · 1,648 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,721 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Geylang Methodist School (Primary) · 1,741 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,962 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2024 | Blk 20 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 155 sqm | S$925,000 | S$5,968 psm |
| Nov 2023 | Blk 20 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$850,000 | S$5,822 psm |
| Oct 2023 | Blk 20 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$830,000 | S$5,685 psm |
| Sept 2022 | Blk 20 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$775,000 | S$5,308 psm |
| Dec 2021 | Blk 20 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left | 146 sqm | S$700,000 | S$4,795 psm |
Showing 5 of 22.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 20 · EXECUTIVE | S$4,450 | — |
| Jul 2026 | Blk 20 · EXECUTIVE | S$4,400 | — |
| Sept 2025 | Blk 20 · EXECUTIVE | S$2,900 | — |
| Jul 2024 | Blk 20 · EXECUTIVE | S$4,300 | — |
| Sept 2023 | Blk 20 · EXECUTIVE | S$2,600 | — |
| Aug 2023 | Blk 20 · EXECUTIVE | S$4,300 | — |
| Dec 2022 | Blk 20 · EXECUTIVE | S$4,500 | — |
| Sept 2021 | Blk 20 · EXECUTIVE | S$2,400 | — |
| Jun 2021 | Blk 20 · EXECUTIVE | S$2,300 | — |
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 60 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 | 55 years | S$945,499 | S$1,043,908 | S$1,130,572 | S$1,150,344 |
| 10 years | 50 years | S$902,570 | S$1,100,228 | S$1,290,491 | S$1,336,025 |
| 20 years | 40 years | S$807,176 | S$1,199,421 | S$1,650,123 | S$1,768,622 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.