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HDB · 380120

Blk 120 Geylang East Ctrl

Project page · 99-year lease from 1982

Indicative value range
S$522,329 – S$622,562
Indicative mid S$558,583 · S$6,138 psm

Based on 67 sales in projects within 1 km, last 24 months. Search widened 3 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
Oct 2026Blk 44 · 937 m04 TO 0689 sqmS$450,000S$5,056 psm×1.000S$5,056 psm
Oct 2026Blk 54 · 702 m01 TO 0391 sqmS$618,888S$6,801 psm×1.000S$6,801 psm
Sept 2026Blk 54 · 702 m13 TO 1593 sqmS$669,888S$7,203 psm×1.000S$7,203 psm
Sept 2026Blk 121 · 544 m01 TO 0392 sqmS$495,000S$5,380 psm×1.000S$5,380 psm
Aug 2026Blk 32 · 988 m10 TO 1293 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Jul 2026Blk 42 · 937 m04 TO 06104 sqmS$658,000S$6,327 psm×1.000S$6,327 psm
Jul 2026Blk 54 · 988 m07 TO 0993 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Jul 2026Blk 121 · 544 m07 TO 0991 sqmS$536,000S$5,890 psm×1.000S$5,890 psm
Jun 2026Blk 44 · 937 m16 TO 1889 sqmS$515,000S$5,787 psm×1.000S$5,787 psm
Jun 2026Blk 121 · 544 m04 TO 0691 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
May 2026Blk 54 · 702 m07 TO 0991 sqmS$633,888S$6,966 psm×1.000S$6,966 psm
May 2026Blk 54 · 702 m04 TO 0691 sqmS$598,000S$6,571 psm×1.000S$6,571 psm
May 2026Blk 122 · 544 m04 TO 0691 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
May 2026Blk 122 · 544 m04 TO 0691 sqmS$530,000S$5,824 psm×1.000S$5,824 psm
May 2026Blk 104 · 356 m01 TO 0392 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
Apr 2026Blk 126 · 334 m10 TO 12104 sqmS$740,000S$7,115 psm×1.000S$7,115 psm
Apr 2026Blk 42 · 937 m07 TO 09104 sqmS$666,000S$6,404 psm×1.000S$6,404 psm
Apr 2026Blk 54 · 702 m01 TO 0391 sqmS$520,000S$5,714 psm×1.000S$5,714 psm
Apr 2026Blk 54 · 988 m10 TO 12101 sqmS$680,000S$6,733 psm×1.000S$6,733 psm
Apr 2026Blk 42 · 988 m01 TO 0393 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Mar 2026Blk 44 · 937 m04 TO 0688 sqmS$458,000S$5,205 psm×0.997S$5,189 psm
Feb 2026Blk 121 · 544 m10 TO 1293 sqmS$525,000S$5,645 psm×0.997S$5,629 psm
Jan 2026Blk 40 · 937 m10 TO 12103 sqmS$680,000S$6,602 psm×0.997S$6,582 psm
Jan 2026Blk 34 · 988 m04 TO 0693 sqmS$680,000S$7,312 psm×0.997S$7,290 psm
Jan 2026Blk 122 · 544 m07 TO 0991 sqmS$580,000S$6,374 psm×0.997S$6,355 psm
Dec 2025Blk 121 · 544 m07 TO 0991 sqmS$532,000S$5,846 psm×0.996S$5,823 psm
Dec 2025Blk 99 · 356 m01 TO 0392 sqmS$548,000S$5,957 psm×0.996S$5,933 psm
Nov 2025Blk 121 · 544 m01 TO 0391 sqmS$500,000S$5,495 psm×0.996S$5,473 psm
Nov 2025Blk 121 · 544 m01 TO 0391 sqmS$520,000S$5,714 psm×0.996S$5,692 psm
Oct 2025Blk 36 · 895 m07 TO 0983 sqmS$455,000S$5,475 psm×0.996S$5,454 psm
Oct 2025Blk 44 · 937 m04 TO 0688 sqmS$451,888S$5,135 psm×0.996S$5,115 psm
Oct 2025Blk 99 · 356 m07 TO 0992 sqmS$588,000S$6,391 psm×0.996S$6,366 psm
Sept 2025Blk 44 · 937 m13 TO 1588 sqmS$500,000S$5,682 psm×0.996S$5,657 psm
Sept 2025Blk 32 · 988 m10 TO 1293 sqmS$685,000S$7,366 psm×0.996S$7,333 psm
Sept 2025Blk 32 · 988 m07 TO 0992 sqmS$638,000S$6,935 psm×0.996S$6,904 psm
Sept 2025Blk 104 · 356 m07 TO 0992 sqmS$580,000S$6,304 psm×0.996S$6,277 psm
Sept 2025Blk 101 · 356 m07 TO 0992 sqmS$618,000S$6,717 psm×0.996S$6,688 psm
Aug 2025Blk 44 · 937 m07 TO 0988 sqmS$453,888S$5,158 psm×0.996S$5,135 psm
Aug 2025Blk 102 · 356 m04 TO 0692 sqmS$600,000S$6,522 psm×0.996S$6,493 psm
Jul 2025Blk 122 · 544 m10 TO 1291 sqmS$558,000S$6,132 psm×0.996S$6,105 psm
Jul 2025Blk 107 · 356 m01 TO 0391 sqmS$580,000S$6,374 psm×0.996S$6,345 psm
Jun 2025Blk 42 · 937 m04 TO 06104 sqmS$650,000S$6,250 psm×1.000S$6,247 psm
Jun 2025Blk 54 · 702 m10 TO 1294 sqmS$655,000S$6,968 psm×1.000S$6,965 psm
Jun 2025Blk 122 · 544 m07 TO 0994 sqmS$577,000S$6,138 psm×1.000S$6,135 psm
May 2025Blk 54 · 702 m16 TO 1891 sqmS$652,000S$7,165 psm×1.000S$7,161 psm
May 2025Blk 121 · 544 m04 TO 0691 sqmS$514,000S$5,648 psm×1.000S$5,646 psm
May 2025Blk 122 · 544 m01 TO 0391 sqmS$554,000S$6,088 psm×1.000S$6,085 psm
May 2025Blk 99 · 356 m01 TO 0392 sqmS$565,000S$6,141 psm×1.000S$6,138 psm
Apr 2025Blk 44 · 937 m10 TO 1288 sqmS$468,000S$5,318 psm×1.000S$5,316 psm
Apr 2025Blk 44 · 937 m13 TO 1588 sqmS$500,000S$5,682 psm×1.000S$5,679 psm
Apr 2025Blk 104 · 356 m01 TO 0392 sqmS$558,000S$6,065 psm×1.000S$6,062 psm
Mar 2025Blk 44 · 937 m04 TO 0688 sqmS$470,000S$5,341 psm×1.009S$5,389 psm
Mar 2025Blk 12001 TO 0392 sqmS$630,000S$6,848 psm×1.009S$6,909 psm
Mar 2025Blk 32 · 988 m13 TO 1593 sqmS$700,000S$7,527 psm×1.009S$7,594 psm
Mar 2025Blk 121 · 544 m10 TO 1291 sqmS$550,000S$6,044 psm×1.009S$6,098 psm
Mar 2025Blk 121 · 544 m04 TO 0691 sqmS$520,000S$5,714 psm×1.009S$5,765 psm
Feb 2025Blk 54 · 702 m13 TO 1591 sqmS$663,000S$7,286 psm×1.009S$7,351 psm
Feb 2025Blk 54 · 702 m04 TO 0694 sqmS$588,000S$6,255 psm×1.009S$6,311 psm
Feb 2025Blk 121 · 544 m10 TO 1293 sqmS$543,000S$5,839 psm×1.009S$5,891 psm
Feb 2025Blk 121 · 544 m10 TO 1291 sqmS$600,000S$6,593 psm×1.009S$6,652 psm
Feb 2025Blk 111 · 356 m01 TO 0392 sqmS$580,000S$6,304 psm×1.009S$6,361 psm
Jan 2025Blk 121 · 544 m07 TO 0991 sqmS$513,000S$5,637 psm×1.009S$5,688 psm
Dec 2024Blk 34 · 988 m10 TO 1293 sqmS$660,000S$7,097 psm×1.025S$7,272 psm
Dec 2024Blk 121 · 544 m01 TO 0391 sqmS$480,000S$5,275 psm×1.025S$5,405 psm
Nov 2024Blk 126 · 334 m10 TO 12104 sqmS$808,000S$7,769 psm×1.025S$7,962 psm
Nov 2024Blk 54 · 702 m04 TO 0691 sqmS$640,000S$7,033 psm×1.025S$7,207 psm
Nov 2024Blk 121 · 544 m07 TO 0992 sqmS$530,000S$5,761 psm×1.025S$5,904 psm

How accurate is this estimate for Geylang East Ctrl?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

8.16% gross yield

S$45,600 of rent a year against the estimate above · 1.1 points above flats like it

Homes like this rent for about S$3,800 a month, the middle of 9 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

ApprovedBlockFlatRent a month
Aug 20261204 ROOMS$3,800
Aug 20261204 ROOMS$3,800
Aug 20261224 ROOMS$3,600
Aug 20261224 ROOMS$2,050
Jul 20261204 ROOMS$3,800
May 20261204 ROOMS$3,700
Mar 20261224 ROOMS$3,800
Jan 20261204 ROOMS$3,800

median of 9 HDB rental approvals for 4 ROOM on Geylang East Ctrl since 2025-10.

Buying or selling at S$558,583?

Buying: Stamp duty on S$558,583 · Cash and CPF needed on S$558,583 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$558,583.

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

Primary schools near 120 Geylang East Ctrl

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
Mar 2025
Blk 120 · 4 ROOM · 01 TO 03 · New Generation · 56 years left
92 sqmS$630,000S$6,848 psm
Nov 2023
Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
91 sqmS$610,000S$6,703 psm
Jul 2023
Blk 120 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$620,000S$6,813 psm
Mar 2023
Blk 120 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
92 sqmS$668,000S$7,261 psm
Jan 2023
Blk 120 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$583,888S$6,416 psm
Aug 2022
Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
92 sqmS$568,000S$6,174 psm
Aug 2022
Blk 120 · 4 ROOM · 01 TO 03 · New Generation · 59 years left
91 sqmS$565,000S$6,209 psm
Jan 2022
Blk 120 · 4 ROOM · 10 TO 12 · New Generation · 59 years left
91 sqmS$568,888S$6,252 psm
Dec 2021
Blk 120 · 4 ROOM · 10 TO 12 · New Generation · 60 years left
92 sqmS$545,000S$5,924 psm
Nov 2021
Blk 120 · 4 ROOM · 04 TO 06 · New Generation · 60 years left
91 sqmS$545,000S$5,989 psm
See more

Showing 10 of 31.

Sale prices as filed in caveats.

Where the lease takes this

About 54 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 years49 yearsS$530,446S$585,655S$634,275S$645,368
10 years44 yearsS$499,545S$608,942S$714,247S$739,448

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.