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HDB · 381002

Blk 2A Upp Boon Keng Rd

Project page · 99-year lease from 2006

Indicative value range
S$895,000 – S$942,500
Indicative mid S$935,000 · S$11,000 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2A25 TO 2785 sqmS$950,000S$11,176 psm×1.000S$11,176 psm
Sept 2026Blk 2A04 TO 0685 sqmS$855,000S$10,059 psm×1.000S$10,059 psm
Aug 2026Blk 2A10 TO 1285 sqmS$935,000S$11,000 psm×1.000S$11,000 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.

5.13% gross yield

S$48,000 of rent a year against the estimate above · 1.07 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 59 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 20263C4 ROOMS$4,200
Sept 20263A4 ROOMS$4,200
Sept 20262A4 ROOMS$4,000
Jul 20262D4 ROOMS$4,200
Jul 20268A4 ROOMS$4,200
Jul 20263A4 ROOMS$3,800
Jul 2026154 ROOMS$2,900
Jun 20263A4 ROOMS$4,250

median of 59 HDB rental approvals for 4 ROOM on Upp Boon Keng Rd since 2025-10.

Buying or selling at S$935,000?

Buying: Stamp duty on S$935,000 · Cash and CPF needed on S$935,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$935,000.

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

Primary schools near 2a 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 2A · 4 ROOM · 25 TO 27 · Model A · 79 years left
85 sqmS$950,000S$11,176 psm
Sept 2026
Blk 2A · 4 ROOM · 04 TO 06 · Model A · 79 years left
85 sqmS$855,000S$10,059 psm
Aug 2026
Blk 2A · 4 ROOM · 10 TO 12 · Model A · 79 years left
85 sqmS$935,000S$11,000 psm
Apr 2026
Blk 2A · 5 ROOM · 01 TO 03 · Improved · 80 years left
110 sqmS$947,000S$8,609 psm
Aug 2025
Blk 2A · 4 ROOM · 25 TO 27 · Model A · 80 years left
85 sqmS$950,000S$11,176 psm
Mar 2025
Blk 2A · 4 ROOM · 01 TO 03 · Model A · 81 years left
85 sqmS$905,000S$10,647 psm
Feb 2025
Blk 2A · 4 ROOM · 16 TO 18 · Model A · 81 years left
85 sqmS$888,000S$10,447 psm
Feb 2025
Blk 2A · 4 ROOM · 19 TO 21 · Model A · 81 years left
85 sqmS$928,000S$10,918 psm
Dec 2024
Blk 2A · 5 ROOM · 04 TO 06 · Improved · 81 years left
110 sqmS$1,020,000S$9,273 psm
Nov 2024
Blk 2A · 5 ROOM · 13 TO 15 · Improved · 81 years left
110 sqmS$1,128,000S$10,255 psm
Jul 2024
Blk 2A · 5 ROOM · 04 TO 06 · Improved · 82 years left
110 sqmS$980,000S$8,909 psm
Jun 2024
Blk 2A · 5 ROOM · 16 TO 18 · Improved · 82 years left
110 sqmS$1,058,000S$9,618 psm
Jun 2024
Blk 2A · 5 ROOM · 07 TO 09 · Improved · 82 years left
110 sqmS$1,008,888S$9,172 psm
Mar 2024
Blk 2A · 4 ROOM · 19 TO 21 · Model A · 82 years left
90 sqmS$910,888S$10,121 psm
Jan 2024
Blk 2A · 5 ROOM · 07 TO 09 · Improved · 82 years left
110 sqmS$988,888S$8,990 psm
Dec 2022
Blk 2A · 4 ROOM · 16 TO 18 · Model A · 83 years left
85 sqmS$780,000S$9,176 psm
Nov 2022
Blk 2A · 5 ROOM · 13 TO 15 · Improved · 83 years left
110 sqmS$910,000S$8,273 psm
Oct 2022
Blk 2A · 4 ROOM · 25 TO 27 · Model A · 83 years left
85 sqmS$760,000S$8,941 psm
Feb 2022
Blk 2A · 5 ROOM · 22 TO 24 · Improved · 84 years left
110 sqmS$920,000S$8,364 psm
Dec 2021
Blk 2A · 4 ROOM · 07 TO 09 · Model A · 84 years left
90 sqmS$720,000S$8,000 psm
Oct 2021
Blk 2A · 4 ROOM · 07 TO 09 · Model A · 84 years left
90 sqmS$720,000S$8,000 psm
See more

Showing 21 of 75.

Sale prices as filed in caveats.

Where the lease takes this

About 78 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 years73 yearsS$882,404S$974,246S$1,055,127S$1,073,580
10 years68 yearsS$846,497S$1,031,875S$1,210,317S$1,253,022
20 years58 yearsS$791,197S$1,175,677S$1,617,457S$1,733,610

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.