Blk 54 Pipit Rd
Project page · 99-year lease from 1985
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 54 | 01 TO 03 | 91 sqm | S$618,888 | S$6,801 psm | ×1.000 | S$6,801 psm |
| Sept 2026 | Blk 54 | 13 TO 15 | 93 sqm | S$669,888 | S$7,203 psm | ×1.000 | S$7,203 psm |
| May 2026 | Blk 54 | 07 TO 09 | 91 sqm | S$633,888 | S$6,966 psm | ×1.000 | S$6,966 psm |
| May 2026 | Blk 54 | 04 TO 06 | 91 sqm | S$598,000 | S$6,571 psm | ×1.000 | S$6,571 psm |
| Apr 2026 | Blk 54 | 01 TO 03 | 91 sqm | S$520,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
How accurate is this estimate for Pipit Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 16 sales in Pipit Rd since.
- Median error
- 5.8%
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.
7.56% gross yield
S$46,800 of rent a year against the estimate above · 0.5 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 13 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 92A | 4 ROOM | S$3,900 |
| Jun 2026 | 54 | 4 ROOM | S$4,100 |
| Jun 2026 | 54 | 4 ROOM | S$3,900 |
| Jun 2026 | 54 | 4 ROOM | S$3,000 |
| May 2026 | 55 | 4 ROOM | S$4,000 |
| Apr 2026 | 54 | 4 ROOM | S$4,000 |
| Mar 2026 | 92A | 4 ROOM | S$3,500 |
| Feb 2026 | 55 | 4 ROOM | S$3,900 |
median of 13 HDB rental approvals for 4 ROOM on Pipit Rd since 2025-10.
Buying or selling at S$618,888?
Buying: Stamp duty on S$618,888 · Cash and CPF needed on S$618,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$618,888.
Each opens with this figure filled in; change anything there.
Primary schools near 54 Pipit 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
- Canossa Catholic Primary School · 521 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 706 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,354 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maha Bodhi School · 1,533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,798 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 91 sqm | S$618,888 | S$6,801 psm |
| Sept 2026 | Blk 54 · 4 ROOM · 13 TO 15 · New Generation · 58 years left | 93 sqm | S$669,888 | S$7,203 psm |
| Jul 2026 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 58 years left excluded: outlier | 94 sqm | S$525,000 | S$5,585 psm |
| May 2026 | Blk 54 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$598,000 | S$6,571 psm |
| May 2026 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 91 sqm | S$633,888 | S$6,966 psm |
| Apr 2026 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 58 years left | 91 sqm | S$520,000 | S$5,714 psm |
| Jun 2025 | Blk 54 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 94 sqm | S$655,000 | S$6,968 psm |
| May 2025 | Blk 54 · 4 ROOM · 16 TO 18 · New Generation · 59 years left | 91 sqm | S$652,000 | S$7,165 psm |
| Feb 2025 | Blk 54 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Feb 2025 | Blk 54 · 4 ROOM · 13 TO 15 · New Generation · 59 years left | 91 sqm | S$663,000 | S$7,286 psm |
| Nov 2024 | Blk 54 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$640,000 | S$7,033 psm |
| Jun 2024 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 91 sqm | S$558,888 | S$6,142 psm |
| Mar 2024 | Blk 54 · 4 ROOM · 13 TO 15 · New Generation · 60 years left | 91 sqm | S$593,888 | S$6,526 psm |
| Nov 2023 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 60 years left | 91 sqm | S$518,000 | S$5,692 psm |
| Jul 2023 | Blk 54 · 4 ROOM · 16 TO 18 · New Generation · 61 years left | 94 sqm | S$560,000 | S$5,957 psm |
| Jun 2023 | Blk 54 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 96 sqm | S$605,000 | S$6,302 psm |
| Mar 2023 | Blk 54 · 4 ROOM · 13 TO 15 · New Generation · 61 years left | 91 sqm | S$570,000 | S$6,264 psm |
| Mar 2023 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 94 sqm | S$558,888 | S$5,946 psm |
| Mar 2023 | Blk 54 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Jan 2023 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Nov 2022 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 105 sqm | S$675,888 | S$6,437 psm |
| Sept 2022 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 91 sqm | S$582,888 | S$6,405 psm |
| Jul 2022 | Blk 54 · 4 ROOM · 13 TO 15 · New Generation · 62 years left | 94 sqm | S$535,000 | S$5,691 psm |
| Jan 2022 | Blk 54 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 91 sqm | S$518,000 | S$5,692 psm |
| Oct 2021 | Blk 54 · 4 ROOM · 10 TO 12 · New Generation · 63 years left | 91 sqm | S$502,000 | S$5,516 psm |
Showing 25 of 82.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 54 · 4 ROOM | S$4,100 | — |
| Jun 2026 | Blk 54 · 4 ROOM | S$3,900 | — |
| Jun 2026 | Blk 54 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 54 · 4 ROOM | S$4,000 | — |
| Dec 2025 | Blk 54 · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 54 · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 54 · 4 ROOM | S$2,800 | — |
| Jul 2025 | Blk 54 · 4 ROOM | S$4,000 | — |
| Jul 2025 | Blk 54 · 4 ROOM | S$2,500 | — |
| Jun 2025 | Blk 54 · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 54 · 4 ROOM | S$3,900 | — |
| Jun 2025 | Blk 54 · 4 ROOM | S$2,600 | — |
| Apr 2025 | Blk 54 · 4 ROOM | S$4,000 | — |
| Apr 2025 | Blk 54 · 4 ROOM | S$3,600 | — |
| Oct 2024 | Blk 54 · 4 ROOM | S$3,800 | — |
| Jul 2024 | Blk 54 · 4 ROOM | S$2,700 | — |
| Jan 2024 | Blk 54 · 4 ROOM | S$3,900 | — |
| Nov 2023 | Blk 54 · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 54 · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 54 · 4 ROOM | S$2,700 | — |
| Jul 2023 | Blk 54 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 54 · 4 ROOM | S$2,500 | — |
| Jun 2023 | Blk 54 · 4 ROOM | S$3,900 | — |
| Jun 2023 | Blk 54 · 4 ROOM | S$2,000 | — |
| May 2023 | Blk 54 · 4 ROOM | S$3,700 | — |
| Jan 2023 | Blk 54 · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 54 · 4 ROOM | S$2,250 | — |
| Jul 2022 | Blk 54 · 4 ROOM | S$1,900 | — |
| Aug 2021 | Blk 54 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 54 · 4 ROOM | S$2,200 | — |
| Jul 2021 | Blk 54 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 54 · 4 ROOM | S$2,250 | — |
| Jul 2021 | Blk 54 · 4 ROOM | S$1,900 | — |
| Apr 2021 | Blk 54 · 4 ROOM | S$2,700 | — |
| Mar 2021 | Blk 54 · 4 ROOM | 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 57 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 | 52 years | S$590,788 | S$652,278 | S$706,430 | S$718,784 |
| 10 years | 47 years | S$561,029 | S$683,891 | S$802,157 | S$830,460 |
| 20 years | 37 years | S$493,204 | S$732,876 | S$1,008,266 | S$1,080,672 |
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.