Blk 3A Upp Boon Keng Rd
Project page · 99-year lease from 2006
Based on 15 sales in this street, last 12 months. Search widened 1 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 2B | 22 TO 24 | 90 sqm | S$860,000 | S$9,556 psm | ×1.000 | S$9,556 psm |
| Oct 2026 | Blk 2A | 25 TO 27 | 85 sqm | S$950,000 | S$11,176 psm | ×1.000 | S$11,176 psm |
| Sept 2026 | Blk 3A | 16 TO 18 | 90 sqm | S$880,000 | S$9,778 psm | ×1.000 | S$9,778 psm |
| Sept 2026 | Blk 2A | 04 TO 06 | 85 sqm | S$855,000 | S$10,059 psm | ×1.000 | S$10,059 psm |
| Aug 2026 | Blk 2A | 10 TO 12 | 85 sqm | S$935,000 | S$11,000 psm | ×1.000 | S$11,000 psm |
| Aug 2026 | Blk 14 | 16 TO 18 | 103 sqm | S$930,000 | S$9,029 psm | ×1.000 | S$9,029 psm |
| Jun 2026 | Blk 3B | 25 TO 27 | 90 sqm | S$920,000 | S$10,222 psm | ×1.000 | S$10,222 psm |
| May 2026 | Blk 5A | 13 TO 15 | 93 sqm | S$1,030,000 | S$11,075 psm | ×1.000 | S$11,075 psm |
| May 2026 | Blk 14A | 07 TO 09 | 101 sqm | S$895,000 | S$8,861 psm | ×1.000 | S$8,861 psm |
| May 2026 | Blk 3B | 07 TO 09 | 90 sqm | S$850,000 | S$9,444 psm | ×1.000 | S$9,444 psm |
| Apr 2026 | Blk 2D | 25 TO 27 | 90 sqm | S$995,000 | S$11,056 psm | ×1.000 | S$11,056 psm |
| Mar 2026 | Blk 2D | 01 TO 03 | 90 sqm | S$905,000 | S$10,056 psm | ×0.997 | S$10,026 psm |
| Jan 2026 | Blk 3B | 10 TO 12 | 90 sqm | S$905,000 | S$10,056 psm | ×0.997 | S$10,026 psm |
| Jan 2026 | Blk 2D | 07 TO 09 | 90 sqm | S$958,000 | S$10,644 psm | ×0.997 | S$10,613 psm |
| Nov 2025 | Blk 13 | 04 TO 06 | 100 sqm | S$808,000 | S$8,080 psm | ×0.996 | S$8,048 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.
5.32% gross yield
S$48,000 of rent a year against the estimate above · 0.88 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 3C | 4 ROOM | S$4,200 |
| Sept 2026 | 3A | 4 ROOM | S$4,200 |
| Sept 2026 | 2A | 4 ROOM | S$4,000 |
| Jul 2026 | 2D | 4 ROOM | S$4,200 |
| Jul 2026 | 8A | 4 ROOM | S$4,200 |
| Jul 2026 | 3A | 4 ROOM | S$3,800 |
| Jul 2026 | 15 | 4 ROOM | S$2,900 |
| Jun 2026 | 3A | 4 ROOM | S$4,250 |
median of 59 HDB rental approvals for 4 ROOM on Upp Boon Keng Rd since 2025-10.
Buying or selling at S$902,331?
Buying: Stamp duty on S$902,331 · Cash and CPF needed on S$902,331 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$902,331.
Each opens with this figure filled in; change anything there.
Primary schools near 3a 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
- Geylang Methodist School (Primary) · 1,111 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,127 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,662 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,800 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,801 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 3A · 5 ROOM · 16 TO 18 · Improved · 79 years left | 110 sqm | S$1,160,000 | S$10,545 psm |
| Sept 2026 | Blk 3A · 4 ROOM · 16 TO 18 · Model A · 79 years left | 90 sqm | S$880,000 | S$9,778 psm |
| Aug 2025 | Blk 3A · 5 ROOM · 04 TO 06 · Improved · 80 years left | 110 sqm | S$1,038,000 | S$9,436 psm |
| Sept 2024 | Blk 3A · 4 ROOM · 25 TO 27 · Model A · 81 years left | 85 sqm | S$950,000 | S$11,176 psm |
| Aug 2024 | Blk 3A · 4 ROOM · 10 TO 12 · Model A · 81 years left | 85 sqm | S$880,000 | S$10,353 psm |
| Feb 2024 | Blk 3A · 4 ROOM · 19 TO 21 · Model A · 82 years left | 85 sqm | S$860,000 | S$10,118 psm |
| Jan 2024 | Blk 3A · 5 ROOM · 13 TO 15 · Improved · 82 years left | 110 sqm | S$1,024,000 | S$9,309 psm |
| Jul 2023 | Blk 3A · 4 ROOM · 16 TO 18 · Model A · 82 years left | 90 sqm | S$870,000 | S$9,667 psm |
| Jul 2023 | Blk 3A · 4 ROOM · 07 TO 09 · Model A · 82 years left | 90 sqm | S$860,000 | S$9,556 psm |
| May 2023 | Blk 3A · 5 ROOM · 07 TO 09 · Improved · 83 years left | 110 sqm | S$920,000 | S$8,364 psm |
| Mar 2023 | Blk 3A · 4 ROOM · 25 TO 27 · Model A · 83 years left | 85 sqm | S$850,000 | S$10,000 psm |
| Mar 2023 | Blk 3A · 4 ROOM · 01 TO 03 · Model A · 83 years left | 85 sqm | S$618,000 | S$7,271 psm |
| Feb 2023 | Blk 3A · 4 ROOM · 04 TO 06 · Model A · 83 years left | 85 sqm | S$735,000 | S$8,647 psm |
| Oct 2022 | Blk 3A · 5 ROOM · 01 TO 03 · Improved · 83 years left | 110 sqm | S$770,000 | S$7,000 psm |
| May 2022 | Blk 3A · 4 ROOM · 07 TO 09 · Model A · 83 years left | 85 sqm | S$718,000 | S$8,447 psm |
| Apr 2022 | Blk 3A · 5 ROOM · 16 TO 18 · Improved · 84 years left | 110 sqm | S$835,000 | S$7,591 psm |
| Apr 2022 | Blk 3A · 4 ROOM · 01 TO 03 · Model A · 84 years left excluded: outlier | 90 sqm | S$570,000 | S$6,333 psm |
| Oct 2021 | Blk 3A · 4 ROOM · 22 TO 24 · Model A · 84 years left | 90 sqm | S$798,000 | S$8,867 psm |
Showing 18 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 3A · 4 ROOM | S$4,200 | — |
| Jul 2026 | Blk 3A · 4 ROOM | S$3,800 | — |
| Jun 2026 | Blk 3A · 4 ROOM | S$4,250 | — |
| Apr 2026 | Blk 3A · 5 ROOM | S$4,300 | — |
| Jan 2026 | Blk 3A · 4 ROOM | S$4,000 | — |
| Dec 2025 | Blk 3A · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 3A · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 3A · 4 ROOM | S$2,200 | — |
| Jul 2025 | Blk 3A · 4 ROOM | S$4,200 | — |
| Jun 2025 | Blk 3A · 4 ROOM | S$4,200 | — |
| Jun 2025 | Blk 3A · 5 ROOM | S$4,100 | — |
| Mar 2025 | Blk 3A · 4 ROOM | S$3,900 | — |
| Jan 2025 | Blk 3A · 4 ROOM | S$4,300 | — |
| Dec 2024 | Blk 3A · 5 ROOM | S$4,100 | — |
| Dec 2024 | Blk 3A · 4 ROOM | S$3,900 | — |
| Jul 2024 | Blk 3A · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 3A · 4 ROOM | S$4,500 | — |
| Apr 2024 | Blk 3A · 5 ROOM | S$4,300 | — |
| Apr 2024 | Blk 3A · 5 ROOM | S$4,200 | — |
| Jan 2024 | Blk 3A · 4 ROOM | S$4,300 | — |
| Jan 2024 | Blk 3A · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 3A · 4 ROOM | S$3,150 | — |
| Nov 2023 | Blk 3A · 4 ROOM | S$4,000 | — |
| Sept 2023 | Blk 3A · 4 ROOM | S$4,100 | — |
| Aug 2023 | Blk 3A · 4 ROOM | S$3,150 | — |
| Apr 2023 | Blk 3A · 4 ROOM | S$3,900 | — |
| Feb 2023 | Blk 3A · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 3A · 5 ROOM | S$3,900 | — |
| Dec 2022 | Blk 3A · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 3A · 4 ROOM | S$3,350 | — |
| Oct 2022 | Blk 3A · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 3A · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 3A · 4 ROOM | S$2,600 | — |
| Mar 2022 | Blk 3A · 4 ROOM | S$2,700 | — |
| Dec 2021 | Blk 3A · 4 ROOM | S$2,550 | — |
| Nov 2021 | Blk 3A · 4 ROOM | S$2,900 | — |
| Oct 2021 | Blk 3A · 5 ROOM | S$3,050 | — |
| Aug 2021 | Blk 3A · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 3A · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 3A · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 3A · 5 ROOM | S$3,000 | — |
| Jan 2021 | Blk 3A · 4 ROOM | S$2,750 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 73 years | S$851,573 | S$940,205 | S$1,018,261 | S$1,036,069 |
| 10 years | 68 years | S$816,920 | S$995,821 | S$1,168,029 | S$1,209,241 |
| 20 years | 58 years | S$763,552 | S$1,134,599 | S$1,560,943 | S$1,673,038 |
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.