Blk 39 Upp Boon Keng Rd
Project page · 99-year lease from 1976
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 38 | 22 TO 24 | 114 sqm | S$600,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| Nov 2025 | Blk 39 | 22 TO 24 | 114 sqm | S$630,000 | S$5,526 psm | ×0.996 | S$5,505 psm |
| Jul 2025 | Blk 38 | 10 TO 12 | 114 sqm | S$650,000 | S$5,702 psm | ×0.996 | S$5,677 psm |
| Jun 2025 | Blk 39 | 13 TO 15 | 119 sqm | S$610,000 | S$5,126 psm | ×1.000 | S$5,124 psm |
| May 2025 | Blk 38 | 07 TO 09 | 114 sqm | S$688,000 | S$6,035 psm | ×1.000 | S$6,032 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.
7.92% gross yield
S$51,000 of rent a year against the estimate above · 2.15 points above flats like it
Homes like this rent for about S$4,250 a month, the middle of 20 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 39 | 5 ROOM | S$4,200 |
| Aug 2026 | 13 | 5 ROOM | S$3,900 |
| Jul 2026 | 14 | 5 ROOM | S$4,800 |
| Jun 2026 | 3B | 5 ROOM | S$4,500 |
| Jun 2026 | 2A | 5 ROOM | S$4,200 |
| May 2026 | 3D | 5 ROOM | S$4,500 |
| May 2026 | 39 | 5 ROOM | S$2,000 |
| Apr 2026 | 3C | 5 ROOM | S$4,700 |
median of 20 HDB rental approvals for 5 ROOM on Upp Boon Keng Rd since 2025-10.
Buying or selling at S$644,039?
Buying: Stamp duty on S$644,039 · Cash and CPF needed on S$644,039 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$644,039.
Each opens with this figure filled in; change anything there.
Primary schools near 39 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
- Geylang Methodist School (Primary) · 879 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Canossa Catholic Primary School · 1,107 m · no 2025 Phase 2C ballot
- St Andrew's School (Junior) (boys) · 1,414 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,624 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,772 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 39 · 5 ROOM · 22 TO 24 · Standard · 50 years left | 114 sqm | S$630,000 | S$5,526 psm |
| Jun 2025 | Blk 39 · 5 ROOM · 13 TO 15 · Standard · 50 years left | 119 sqm | S$610,000 | S$5,126 psm |
| Jun 2023 | Blk 39 · 5 ROOM · 04 TO 06 · Standard · 52 years left | 117 sqm | S$600,000 | S$5,128 psm |
| Apr 2023 | Blk 39 · 5 ROOM · 22 TO 24 · Standard · 52 years left | 117 sqm | S$628,000 | S$5,368 psm |
| Jul 2022 | Blk 39 · 5 ROOM · 22 TO 24 · Standard · 53 years left | 119 sqm | S$625,000 | S$5,252 psm |
| Jun 2022 | Blk 39 · 5 ROOM · 19 TO 21 · Standard · 53 years left | 119 sqm | S$650,000 | S$5,462 psm |
Showing 6 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 39 · 5 ROOM | S$4,200 | — |
| May 2026 | Blk 39 · 5 ROOM | S$2,000 | — |
| Aug 2025 | Blk 39 · 5 ROOM | S$4,000 | — |
| Aug 2025 | Blk 39 · 5 ROOM | S$3,800 | — |
| Aug 2025 | Blk 39 · 5 ROOM | S$3,600 | — |
| Jul 2025 | Blk 39 · 5 ROOM | S$4,000 | — |
| Jul 2025 | Blk 39 · 5 ROOM | S$3,000 | — |
| May 2025 | Blk 39 · 5 ROOM | S$2,000 | — |
| Mar 2025 | Blk 39 · 5 ROOM | S$2,000 | — |
| Dec 2024 | Blk 39 · 5 ROOM | S$3,800 | — |
| Oct 2024 | Blk 39 · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 39 · 5 ROOM | S$4,200 | — |
| Jun 2024 | Blk 39 · 5 ROOM | S$2,000 | — |
| Sept 2023 | Blk 39 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 39 · 5 ROOM | S$2,000 | — |
| Aug 2023 | Blk 39 · 5 ROOM | S$4,300 | — |
| Aug 2023 | Blk 39 · 5 ROOM | S$3,900 | — |
| Jul 2023 | Blk 39 · 5 ROOM | S$4,000 | — |
| May 2023 | Blk 39 · 5 ROOM | S$2,000 | — |
| Dec 2022 | Blk 39 · 5 ROOM | S$3,600 | — |
| Nov 2022 | Blk 39 · 5 ROOM | S$2,000 | — |
| Aug 2022 | Blk 39 · 5 ROOM | S$3,000 | — |
| Jul 2022 | Blk 39 · 5 ROOM | S$2,800 | — |
| Jun 2022 | Blk 39 · 5 ROOM | S$3,000 | — |
| Jun 2022 | Blk 39 · 5 ROOM | S$2,000 | — |
| May 2022 | Blk 39 · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 39 · 5 ROOM | S$2,300 | — |
| May 2021 | Blk 39 · 5 ROOM | S$2,000 | — |
| Apr 2021 | Blk 39 · 5 ROOM | S$1,500 | — |
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 48 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 | 43 years | S$606,522 | S$669,649 | S$725,242 | S$737,926 |
| 10 years | 38 years | S$566,180 | S$690,170 | S$809,521 | S$838,084 |
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.