Blk 128 Geylang East Ave 1
Project page · 99-year lease from 1983
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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 128 | 07 TO 09 | 132 sqm | S$910,000 | S$6,894 psm | ×0.997 | S$6,874 psm |
| Dec 2025 | Blk 128 | 13 TO 15 | 132 sqm | S$970,000 | S$7,348 psm | ×0.996 | S$7,320 psm |
| Dec 2025 | Blk 128 | 04 TO 06 | 132 sqm | S$915,000 | S$6,932 psm | ×0.996 | S$6,905 psm |
How accurate is this estimate for Geylang East Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Geylang East Ave 1 since.
- Median error
- 2.5%
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.
5.43% gross yield
S$49,500 of rent a year against the estimate above · 0.45 points below flats like it
Homes like this rent for about S$4,125 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Apr 2026 | 134 | 5 ROOM | S$4,150 |
| Dec 2025 | 128 | 5 ROOM | S$4,100 |
median of 2 HDB rental approvals for 5 ROOM on Geylang East Ave 1 since 2025-10.
Buying or selling at S$911,405?
Buying: Stamp duty on S$911,405 · Cash and CPF needed on S$911,405 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$911,405.
Each opens with this figure filled in; change anything there.
Primary schools near 128 Geylang East Ave 1
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) · 379 m · no 2025 Phase 2C ballot
- Kong Hwa School · 743 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Haig Girls' School (girls) · 1,686 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 1,794 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,946 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 128 · 3 ROOM · 10 TO 12 · Model A · 56 years left | 77 sqm | S$550,000 | S$7,143 psm |
| Jan 2026 | Blk 128 · 5 ROOM · 07 TO 09 · Model A · 57 years left | 132 sqm | S$910,000 | S$6,894 psm |
| Dec 2025 | Blk 128 · 5 ROOM · 04 TO 06 · Model A · 57 years left | 132 sqm | S$915,000 | S$6,932 psm |
| Dec 2025 | Blk 128 · 5 ROOM · 13 TO 15 · Model A · 57 years left | 132 sqm | S$970,000 | S$7,348 psm |
| Jan 2024 | Blk 128 · 3 ROOM · 07 TO 09 · Model A · 59 years left | 74 sqm | S$435,000 | S$5,878 psm |
| Nov 2023 | Blk 128 · 5 ROOM · 13 TO 15 · Model A · 59 years left | 132 sqm | S$852,000 | S$6,455 psm |
| Nov 2023 | Blk 128 · 4 ROOM · 07 TO 09 · Model A · 59 years left excluded: outlier | 104 sqm | S$758,000 | S$7,288 psm |
| Jul 2023 | Blk 128 · 5 ROOM · 10 TO 12 · Model A · 59 years left | 132 sqm | S$860,000 | S$6,515 psm |
| Jul 2023 | Blk 128 · 5 ROOM · 01 TO 03 · Model A · 59 years left | 137 sqm | S$830,000 | S$6,058 psm |
| May 2023 | Blk 128 · 5 ROOM · 04 TO 06 · Model A · 59 years left | 132 sqm | S$835,000 | S$6,326 psm |
| Jan 2023 | Blk 128 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 75 sqm | S$425,000 | S$5,667 psm |
| Oct 2022 | Blk 128 · 5 ROOM · 19 TO 21 · Model A · 60 years left | 132 sqm | S$850,000 | S$6,439 psm |
| Sept 2022 | Blk 128 · 5 ROOM · 16 TO 18 · Model A · 60 years left | 132 sqm | S$830,000 | S$6,288 psm |
| Apr 2022 | Blk 128 · 3 ROOM · 01 TO 03 · Model A · 60 years left excluded: outlier | 77 sqm | S$340,000 | S$4,416 psm |
Showing 14 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 128 · 4 ROOM | S$4,000 | — |
| Jul 2026 | Blk 128 · 3 ROOM | S$2,800 | — |
| Jun 2026 | Blk 128 · 3 ROOM | S$2,650 | — |
| May 2026 | Blk 128 · 3 ROOM | S$2,800 | — |
| Mar 2026 | Blk 128 · 4 ROOM | S$3,700 | — |
| Dec 2025 | Blk 128 · 5 ROOM | S$4,100 | — |
| Sept 2025 | Blk 128 · 4 ROOM | S$3,550 | — |
| Sept 2025 | Blk 128 · 4 ROOM | S$3,450 | — |
| Sept 2025 | Blk 128 · 4 ROOM | S$2,300 | — |
| Jul 2025 | Blk 128 · 3 ROOM | S$2,750 | — |
| May 2025 | Blk 128 · 3 ROOM | S$2,400 | — |
| Oct 2024 | Blk 128 · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 128 · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 128 · 3 ROOM | S$2,550 | — |
| Jul 2024 | Blk 128 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 128 · 3 ROOM | S$2,300 | — |
| Mar 2024 | Blk 128 · 4 ROOM | S$3,350 | — |
| Mar 2024 | Blk 128 · 3 ROOM | S$2,400 | — |
| Nov 2023 | Blk 128 · 5 ROOM | S$4,000 | — |
| Sept 2023 | Blk 128 · 4 ROOM | S$3,450 | — |
| Jun 2023 | Blk 128 · 4 ROOM | S$3,750 | — |
| May 2023 | Blk 128 · 3 ROOM | S$2,300 | — |
| Feb 2023 | Blk 128 · 4 ROOM | S$3,350 | — |
| Dec 2022 | Blk 128 · 4 ROOM | S$3,700 | — |
| Jul 2022 | Blk 128 · 4 ROOM | S$3,700 | — |
| Jul 2022 | Blk 128 · 3 ROOM | S$2,400 | — |
| May 2022 | Blk 128 · 3 ROOM | S$2,000 | — |
| Aug 2021 | Blk 128 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 128 · 3 ROOM | S$1,950 | — |
| May 2021 | Blk 128 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 128 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 128 · 4 ROOM | S$2,300 | — |
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 55 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 | 50 years | S$870,023 | S$960,576 | S$1,040,322 | S$1,058,516 |
| 10 years | 45 years | S$826,198 | S$1,007,131 | S$1,181,295 | S$1,222,975 |
| 20 years | 35 years | S$726,317 | S$1,079,268 | S$1,484,821 | S$1,591,449 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.