Blk 11 Upp Boon Keng Rd
Project page · 99-year lease from 1974
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 11 | 07 TO 09 | 65 sqm | S$400,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Apr 2026 | Blk 11 | 13 TO 15 | 65 sqm | S$458,888 | S$7,060 psm | ×1.000 | S$7,060 psm |
| Apr 2026 | Blk 11 | 10 TO 12 | 65 sqm | S$428,000 | S$6,585 psm | ×1.000 | S$6,585 psm |
| Mar 2026 | Blk 11 | 13 TO 15 | 66 sqm | S$450,000 | S$6,818 psm | ×0.997 | S$6,798 psm |
| Mar 2026 | Blk 11 | 13 TO 15 | 65 sqm | S$460,000 | S$7,077 psm | ×0.997 | S$7,056 psm |
How accurate is this estimate for Upp Boon Keng Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Upp Boon Keng Rd since.
- Median error
- 6.5%
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.
7.88% gross yield
S$34,800 of rent a year against the estimate above · 1.03 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 56 approvals in the last year.
In Kallang/Whampoa, flats of this type with 40 to 49 years of lease left yield 8.91%, from 17 blocks.
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 | 8B | 3 ROOM | S$3,300 |
| Sept 2026 | 16 | 3 ROOM | S$3,200 |
| Sept 2026 | 16 | 3 ROOM | S$2,900 |
| Sept 2026 | 11 | 3 ROOM | S$2,600 |
| Sept 2026 | 12 | 3 ROOM | S$2,500 |
| Aug 2026 | 11 | 3 ROOM | S$3,000 |
| Jul 2026 | 8A | 3 ROOM | S$3,600 |
| Jul 2026 | 11 | 3 ROOM | S$3,350 |
median of 56 HDB rental approvals for 3 ROOM on Upp Boon Keng Rd since 2025-10.
Buying or selling at S$441,875?
Buying: Stamp duty on S$441,875 · Cash and CPF needed on S$441,875 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$441,875.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Upp Boon Keng 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
- Bendemeer Primary School · 988 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Geylang Methodist School (Primary) · 1,259 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,636 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,724 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 11 · 3 ROOM · 07 TO 09 · Improved · 46 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Aug 2026 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 47 years left excluded: outlier | 66 sqm | S$350,000 | S$5,303 psm |
| Apr 2026 | Blk 11 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 65 sqm | S$428,000 | S$6,585 psm |
| Apr 2026 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 65 sqm | S$458,888 | S$7,060 psm |
| Mar 2026 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 65 sqm | S$460,000 | S$7,077 psm |
| Mar 2026 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 66 sqm | S$450,000 | S$6,818 psm |
| Dec 2025 | Blk 11 · 3 ROOM · 10 TO 12 · Improved · 47 years left | 75 sqm | S$488,888 | S$6,519 psm |
| Oct 2025 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 75 sqm | S$450,888 | S$6,012 psm |
| Aug 2025 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 47 years left | 65 sqm | S$460,000 | S$7,077 psm |
| Feb 2025 | Blk 11 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 65 sqm | S$442,000 | S$6,800 psm |
| Jul 2024 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 65 sqm | S$380,000 | S$5,846 psm |
| May 2024 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 65 sqm | S$418,000 | S$6,431 psm |
| May 2024 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 65 sqm | S$398,000 | S$6,123 psm |
| Mar 2024 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 49 years left excluded: outlier | 75 sqm | S$403,000 | S$5,373 psm |
| Mar 2024 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 65 sqm | S$385,000 | S$5,923 psm |
| Jan 2024 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Sept 2023 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 49 years left | 66 sqm | S$400,000 | S$6,061 psm |
| Jul 2023 | Blk 11 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Feb 2023 | Blk 11 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Jan 2023 | Blk 11 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$373,000 | S$5,738 psm |
| Jan 2023 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 65 sqm | S$370,000 | S$5,692 psm |
| Aug 2022 | Blk 11 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Jul 2022 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 75 sqm | S$410,000 | S$5,467 psm |
| Jul 2022 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Apr 2022 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 75 sqm | S$385,000 | S$5,133 psm |
| Apr 2022 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$353,000 | S$5,431 psm |
| Jan 2022 | Blk 11 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 65 sqm | S$358,000 | S$5,508 psm |
| Jan 2022 | Blk 11 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Nov 2021 | Blk 11 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$360,000 | S$5,538 psm |
Showing 29 of 141.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 11 · 3 ROOM | S$2,600 | — |
| Aug 2026 | Blk 11 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 11 · 3 ROOM | S$3,350 | — |
| Jun 2026 | Blk 11 · 3 ROOM | S$2,400 | — |
| Jun 2026 | Blk 11 · 3 ROOM | S$2,200 | — |
| Jun 2026 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2026 | Blk 11 · 3 ROOM | S$2,200 | — |
| Apr 2026 | Blk 11 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 11 · 3 ROOM | S$2,900 | — |
| Feb 2026 | Blk 11 · 3 ROOM | S$2,750 | — |
| Feb 2026 | Blk 11 · 3 ROOM | S$800 | — |
| Jan 2026 | Blk 11 · 3 ROOM | S$2,400 | — |
| Jan 2026 | Blk 11 · 3 ROOM | S$900 | — |
| Dec 2025 | Blk 11 · 3 ROOM | S$2,850 | — |
| Dec 2025 | Blk 11 · 3 ROOM | S$2,500 | — |
| Nov 2025 | Blk 11 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 11 · 3 ROOM | S$2,300 | — |
| Nov 2025 | Blk 11 · 3 ROOM | S$2,100 | — |
| Nov 2025 | Blk 11 · 5 ROOM | S$1,800 | — |
| Oct 2025 | Blk 11 · 3 ROOM | S$3,100 | — |
| Oct 2025 | Blk 11 · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 11 · 3 ROOM | S$3,400 | — |
| Jun 2025 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2025 | Blk 11 · 3 ROOM | S$3,200 | — |
| May 2025 | Blk 11 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 11 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 11 · 3 ROOM | S$1,000 | — |
| Feb 2025 | Blk 11 · 5 ROOM | S$2,700 | — |
| Jan 2025 | Blk 11 · 3 ROOM | S$2,000 | — |
| Dec 2024 | Blk 11 · 3 ROOM | S$2,500 | — |
| Nov 2024 | Blk 11 · 5 ROOM | S$3,650 | — |
| Nov 2024 | Blk 11 · 3 ROOM | S$2,900 | — |
| Nov 2024 | Blk 11 · 3 ROOM | S$2,100 | — |
| Nov 2024 | Blk 11 · 3 ROOM | S$1,900 | — |
| Jul 2024 | Blk 11 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 11 · 3 ROOM | S$2,200 | — |
| Jun 2024 | Blk 11 · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2024 | Blk 11 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 11 · 3 ROOM | S$2,700 | — |
| Apr 2024 | Blk 11 · 3 ROOM | S$2,200 | — |
| Mar 2024 | Blk 11 · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 11 · 3 ROOM | S$900 | — |
| Jan 2024 | Blk 11 · 3 ROOM | S$800 | — |
| Dec 2023 | Blk 11 · 3 ROOM | S$3,150 | — |
| Dec 2023 | Blk 11 · 3 ROOM | S$2,700 | — |
| Dec 2023 | Blk 11 · 3 ROOM | S$2,200 | — |
| Dec 2023 | Blk 11 · 3 ROOM | S$2,100 | — |
| Dec 2023 | Blk 11 · 3 ROOM | S$2,000 | — |
| Nov 2023 | Blk 11 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 11 · 3 ROOM | S$2,750 | — |
| Oct 2023 | Blk 11 · 5 ROOM | S$5,100 | — |
| Oct 2023 | Blk 11 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 11 · 5 ROOM | S$2,000 | — |
| Aug 2023 | Blk 11 · 3 ROOM | S$3,500 | — |
| Jul 2023 | Blk 11 · 3 ROOM | S$2,500 | — |
| Jun 2023 | Blk 11 · 3 ROOM | S$3,600 | — |
| Jun 2023 | Blk 11 · 3 ROOM | S$2,650 | — |
| Jun 2023 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 11 · 3 ROOM | S$2,200 | — |
| Apr 2023 | Blk 11 · 3 ROOM | S$3,300 | — |
| Apr 2023 | Blk 11 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 11 · 3 ROOM | S$1,800 | — |
| Mar 2023 | Blk 11 · 3 ROOM | S$1,000 | — |
| Feb 2023 | Blk 11 · 5 ROOM | S$2,500 | — |
| Feb 2023 | Blk 11 · 3 ROOM | S$2,400 | — |
| Dec 2022 | Blk 11 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 11 · 3 ROOM | S$1,900 | — |
| Nov 2022 | Blk 11 · 3 ROOM | S$2,350 | — |
| Nov 2022 | Blk 11 · 3 ROOM | S$2,100 | — |
| Nov 2022 | Blk 11 · 3 ROOM | S$2,000 | — |
| Oct 2022 | Blk 11 · 3 ROOM | S$3,500 | — |
| Oct 2022 | Blk 11 · 3 ROOM | S$2,500 | — |
| Oct 2022 | Blk 11 · 3 ROOM | S$2,450 | — |
| Aug 2022 | Blk 11 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 11 · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 11 · 3 ROOM | S$2,100 | — |
| Jun 2022 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 11 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 11 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 11 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 11 · 3 ROOM | S$1,800 | — |
| Dec 2021 | Blk 11 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 11 · 3 ROOM | S$2,250 | — |
| Nov 2021 | Blk 11 · 3 ROOM | S$2,050 | — |
| Nov 2021 | Blk 11 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 11 · 3 ROOM | S$1,800 | — |
| Oct 2021 | Blk 11 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 11 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 11 · 3 ROOM | S$1,700 | — |
| Aug 2021 | Blk 11 · 3 ROOM | S$2,200 | — |
| Aug 2021 | Blk 11 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 11 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 11 · 3 ROOM | S$1,800 | — |
| May 2021 | Blk 11 · 3 ROOM | S$1,900 | — |
| Apr 2021 | Blk 11 · 3 ROOM | S$2,100 | — |
| Apr 2021 | Blk 11 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 11 · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 11 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 11 · 3 ROOM | S$1,000 | — |
| Feb 2021 | Blk 11 · 3 ROOM | S$1,800 | — |
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 46 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 | 41 years | S$416,134 | S$459,445 | S$497,588 | S$506,290 |
| 10 years | 36 years | S$388,455 | S$473,524 | S$555,411 | S$575,008 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.