Blk 98 Aljunied Cres
Project page · 99-year lease from 1975
Based on 3 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 98 | 07 TO 09 | 65 sqm | S$416,000 | S$6,400 psm | ×1.000 | S$6,400 psm |
| Jun 2026 | Blk 98 | 10 TO 12 | 65 sqm | S$435,000 | S$6,692 psm | ×1.000 | S$6,692 psm |
| Jun 2026 | Blk 98 | 10 TO 12 | 65 sqm | S$378,000 | S$5,815 psm | ×1.000 | S$5,815 psm |
How accurate is this estimate for Aljunied Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 37 sales in Aljunied Cres since.
- Median error
- 6.9%
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.
8.37% gross yield
S$34,800 of rent a year against the estimate above · 1.1 points below flats like it
Homes like this rent for about S$2,900 a month, the middle of 68 approvals in the last year.
In Geylang, flats of this type with 40 to 49 years of lease left yield 9.47%, from 27 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 | 97 | 3 ROOM | S$3,100 |
| Sept 2026 | 111 | 3 ROOM | S$3,081 |
| Sept 2026 | 98 | 3 ROOM | S$2,900 |
| Aug 2026 | 108 | 3 ROOM | S$3,500 |
| Aug 2026 | 98 | 3 ROOM | S$3,000 |
| Aug 2026 | 112 | 3 ROOM | S$3,000 |
| Aug 2026 | 98 | 3 ROOM | S$3,000 |
| Aug 2026 | 95 | 3 ROOM | S$3,000 |
median of 68 HDB rental approvals for 3 ROOM on Aljunied Cres since 2025-10.
Buying or selling at S$416,000?
Buying: Stamp duty on S$416,000 · Cash and CPF needed on S$416,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$416,000.
Each opens with this figure filled in; change anything there.
Primary schools near 98 Aljunied Cres
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) · 315 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 624 m · no 2025 Phase 2C ballot
1 to 2 km
- Kong Hwa School · 1,064 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Maha Bodhi School · 1,848 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Cedar Primary School · 1,916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 98 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 65 sqm | S$416,000 | S$6,400 psm |
| Jun 2026 | Blk 98 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 65 sqm | S$378,000 | S$5,815 psm |
| Jun 2026 | Blk 98 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 65 sqm | S$435,000 | S$6,692 psm |
| Aug 2024 | Blk 98 · 3 ROOM · 10 TO 12 · Improved · 50 years left | 65 sqm | S$418,000 | S$6,431 psm |
| Mar 2024 | Blk 98 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$405,000 | S$6,231 psm |
| Jan 2024 | Blk 98 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$390,000 | S$6,000 psm |
| Oct 2023 | Blk 98 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Jul 2023 | Blk 98 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$365,000 | S$5,615 psm |
| Aug 2022 | Blk 98 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 65 sqm | S$310,000 | S$4,769 psm |
| May 2022 | Blk 98 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$338,000 | S$5,200 psm |
Showing 10 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 98 · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 98 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 98 · 3 ROOM | S$3,000 | — |
| Aug 2026 | Blk 98 · 3 ROOM | S$2,900 | — |
| Jul 2026 | Blk 98 · 3 ROOM | S$2,900 | — |
| Mar 2026 | Blk 98 · 3 ROOM | S$2,900 | — |
| Mar 2026 | Blk 98 · 3 ROOM | S$2,870 | — |
| Mar 2026 | Blk 98 · 3 ROOM | S$2,300 | — |
| Feb 2026 | Blk 98 · 3 ROOM | S$2,400 | — |
| Jul 2025 | Blk 98 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 98 · 3 ROOM | S$2,400 | — |
| Apr 2025 | Blk 98 · 3 ROOM | S$2,200 | — |
| Mar 2025 | Blk 98 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 98 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 98 · 3 ROOM | S$2,500 | — |
| Jan 2025 | Blk 98 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 98 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 98 · 3 ROOM | S$2,900 | — |
| Sept 2024 | Blk 98 · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 98 · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 98 · 3 ROOM | S$2,350 | — |
| Apr 2024 | Blk 98 · 3 ROOM | S$2,950 | — |
| Mar 2024 | Blk 98 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 98 · 3 ROOM | S$2,400 | — |
| Jan 2024 | Blk 98 · 3 ROOM | S$2,350 | — |
| Aug 2023 | Blk 98 · 3 ROOM | S$2,500 | — |
| Jul 2023 | Blk 98 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 98 · 3 ROOM | S$1,900 | — |
| Mar 2023 | Blk 98 · 3 ROOM | S$3,000 | — |
| Mar 2023 | Blk 98 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 98 · 3 ROOM | S$3,500 | — |
| Oct 2022 | Blk 98 · 3 ROOM | S$2,600 | — |
| Jul 2022 | Blk 98 · 3 ROOM | S$2,700 | — |
| Jul 2022 | Blk 98 · 3 ROOM | S$1,900 | — |
| Apr 2022 | Blk 98 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 98 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 98 · 3 ROOM | S$2,350 | — |
| Jan 2022 | Blk 98 · 3 ROOM | S$1,700 | — |
| Oct 2021 | Blk 98 · 3 ROOM | S$1,900 | — |
| Aug 2021 | Blk 98 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 98 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 98 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 98 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 98 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 98 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 98 · 3 ROOM | S$1,700 | — |
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 47 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 | 42 years | S$391,766 | S$432,542 | S$468,451 | S$476,644 |
| 10 years | 37 years | S$365,709 | S$445,797 | S$522,889 | S$541,338 |
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.