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HDB · 380012

Blk 12 Upp Boon Keng Rd

Project page · 99-year lease from 1980

Indicative value range
S$433,072 – S$465,761
Indicative mid S$454,780 · S$6,891 psm

Based on 8 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
Sept 2026Blk 1107 TO 0965 sqmS$400,000S$6,154 psm×1.000S$6,154 psm
Aug 2026Blk 1207 TO 0966 sqmS$460,888S$6,983 psm×1.000S$6,983 psm
Apr 2026Blk 1113 TO 1565 sqmS$458,888S$7,060 psm×1.000S$7,060 psm
Apr 2026Blk 1110 TO 1265 sqmS$428,000S$6,585 psm×1.000S$6,585 psm
Mar 2026Blk 1113 TO 1566 sqmS$450,000S$6,818 psm×0.997S$6,798 psm
Mar 2026Blk 1113 TO 1565 sqmS$460,000S$7,077 psm×0.997S$7,056 psm
Feb 2026Blk 1604 TO 0665 sqmS$468,000S$7,200 psm×0.997S$7,179 psm
Dec 2025Blk 1110 TO 1275 sqmS$488,888S$6,519 psm×0.996S$6,493 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.

7.65% gross yield

S$34,800 of rent a year against the estimate above · 0.16 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.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20268B3 ROOMS$3,300
Sept 2026163 ROOMS$3,200
Sept 2026163 ROOMS$2,900
Sept 2026113 ROOMS$2,600
Sept 2026123 ROOMS$2,500
Aug 2026113 ROOMS$3,000
Jul 20268A3 ROOMS$3,600
Jul 2026113 ROOMS$3,350

median of 56 HDB rental approvals for 3 ROOM on Upp Boon Keng Rd since 2025-10.

Buying or selling at S$454,780?

Buying: Stamp duty on S$454,780 · Cash and CPF needed on S$454,780 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$454,780.

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

Primary schools near 12 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 53 years left
66 sqmS$460,888S$6,983 psm
Sept 2025
Blk 12 · 3 ROOM · 01 TO 03 · Improved · 54 years left
66 sqmS$458,000S$6,939 psm
Jul 2025
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 54 years left
66 sqmS$480,000S$7,273 psm
May 2025
Blk 12 · 3 ROOM · 01 TO 03 · Improved · 55 years left
66 sqmS$455,000S$6,894 psm
Sept 2024
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 55 years left
66 sqmS$460,000S$6,970 psm
Sept 2024
Blk 12 · 3 ROOM · 01 TO 03 · Improved · 55 years left
66 sqmS$430,000S$6,515 psm
Jul 2024
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 55 years left
66 sqmS$472,000S$7,152 psm
Jun 2024
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 55 years left
66 sqmS$472,888S$7,165 psm
May 2024
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 56 years left
66 sqmS$400,000S$6,061 psm
Nov 2023
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 56 years left
66 sqmS$470,000S$7,121 psm
Aug 2023
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 56 years left
66 sqmS$405,000S$6,136 psm
Jun 2023
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 56 years left
66 sqmS$420,000S$6,364 psm
Mar 2023
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 57 years left
66 sqmS$420,690S$6,374 psm
Jan 2023
Blk 12 · 3 ROOM · 07 TO 09 · Improved · 57 years left
66 sqmS$365,000S$5,530 psm
Jul 2022
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 57 years left
66 sqmS$383,000S$5,803 psm
Mar 2022
Blk 12 · 3 ROOM · 04 TO 06 · Improved · 58 years left
66 sqmS$343,888S$5,210 psm
Jan 2022
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$380,500S$5,765 psm
Jan 2022
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$380,000S$5,758 psm
Dec 2021
Blk 12 · 3 ROOM · 10 TO 12 · Improved · 58 years left
66 sqmS$375,000S$5,682 psm
See more

Showing 19 of 65.

Sale prices as filed in caveats.

Where the lease takes this

About 52 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 years47 yearsS$431,872S$476,822S$516,407S$525,438
10 years42 yearsS$406,714S$495,782S$581,517S$602,036

On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.