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HDB · 381005

Blk 5A Upp Boon Keng Rd

Project page · 99-year lease from 2012

Indicative value range
S$685,297 – S$750,000
Indicative mid S$723,747 · S$10,802 psm

Based on 5 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
Aug 2026Blk 5A07 TO 0967 sqmS$750,000S$11,194 psm×1.000S$11,194 psm
Mar 2026Blk 5A22 TO 2467 sqmS$780,000S$11,642 psm×0.997S$11,607 psm
Mar 2026Blk 5A10 TO 1267 sqmS$725,888S$10,834 psm×0.997S$10,802 psm
Jan 2026Blk 5A22 TO 2467 sqmS$670,000S$10,000 psm×0.997S$9,971 psm
Dec 2025Blk 5A04 TO 0667 sqmS$688,000S$10,269 psm×0.996S$10,228 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.

4.81% gross yield

S$34,800 of rent a year against the estimate above · 1.23 points below flats like it

Homes like this rent for about S$2,900 a month, the middle of 56 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 20268B3 ROOMS$3,300
Sept 2026163 ROOMS$3,200
Sept 2026163 ROOMS$2,900
Sept 2026113 ROOMS$2,600
Sept 2026123 ROOMS$2,500
Aug 2026113 ROOMS$3,000
Jul 20268A3 ROOMS$3,600
Jul 2026113 ROOMS$3,350

median of 56 HDB rental approvals for 3 ROOM on Upp Boon Keng Rd since 2025-10.

Buying or selling at S$723,747?

Buying: Stamp duty on S$723,747 · Cash and CPF needed on S$723,747 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$723,747.

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

Primary schools near 5a 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
Aug 2026
Blk 5A · 3 ROOM · 07 TO 09 · Model A · 85 years left
67 sqmS$750,000S$11,194 psm
May 2026
Blk 5A · 4 ROOM · 13 TO 15 · Model A · 85 years left
93 sqmS$1,030,000S$11,075 psm
Mar 2026
Blk 5A · 3 ROOM · 10 TO 12 · Model A · 85 years left
67 sqmS$725,888S$10,834 psm
Mar 2026
Blk 5A · 3 ROOM · 22 TO 24 · Model A · 85 years left
67 sqmS$780,000S$11,642 psm
Jan 2026
Blk 5A · 3 ROOM · 22 TO 24 · Model A · 85 years left
67 sqmS$670,000S$10,000 psm
Dec 2025
Blk 5A · 3 ROOM · 04 TO 06 · Model A · 86 years left
67 sqmS$688,000S$10,269 psm
Aug 2025
Blk 5A · 4 ROOM · 22 TO 24 · Model A · 86 years left
93 sqmS$980,000S$10,538 psm
Feb 2025
Blk 5A · 3 ROOM · 01 TO 03 · Model A · 86 years left
excluded: outlier
67 sqmS$625,000S$9,328 psm
Jan 2025
Blk 5A · 3 ROOM · 04 TO 06 · Model A · 86 years left
excluded: outlier
67 sqmS$663,888S$9,909 psm
Sept 2024
Blk 5A · 3 ROOM · 19 TO 21 · Model A · 87 years left
67 sqmS$708,000S$10,567 psm
Aug 2024
Blk 5A · 3 ROOM · 19 TO 21 · Model A · 87 years left
67 sqmS$710,000S$10,597 psm
Jul 2024
Blk 5A · 3 ROOM · 10 TO 12 · Model A · 87 years left
67 sqmS$688,000S$10,269 psm
Apr 2024
Blk 5A · 3 ROOM · 07 TO 09 · Model A · 87 years left
67 sqmS$655,000S$9,776 psm
Mar 2024
Blk 5A · 3 ROOM · 04 TO 06 · Model A · 87 years left
67 sqmS$670,000S$10,000 psm
Aug 2023
Blk 5A · 4 ROOM · 19 TO 21 · Model A · 88 years left
93 sqmS$901,000S$9,688 psm
May 2023
Blk 5A · 3 ROOM · 22 TO 24 · Model A · 88 years left
67 sqmS$650,000S$9,701 psm
Apr 2023
Blk 5A · 3 ROOM · 04 TO 06 · Model A · 88 years left
67 sqmS$530,000S$7,910 psm
Feb 2023
Blk 5A · 3 ROOM · 16 TO 18 · Model A · 88 years left
67 sqmS$629,000S$9,388 psm
Jan 2023
Blk 5A · 3 ROOM · 07 TO 09 · Model A · 88 years left
67 sqmS$560,000S$8,358 psm
Dec 2022
Blk 5A · 3 ROOM · 10 TO 12 · Model A · 89 years left
67 sqmS$565,000S$8,433 psm
Sept 2022
Blk 5A · 3 ROOM · 04 TO 06 · Model A · 89 years left
67 sqmS$560,000S$8,358 psm
Jul 2022
Blk 5A · 3 ROOM · 19 TO 21 · Model A · 89 years left
excluded: outlier
67 sqmS$550,000S$8,209 psm
May 2022
Blk 5A · 4 ROOM · 07 TO 09 · Model A · 89 years left
93 sqmS$788,000S$8,473 psm
May 2022
Blk 5A · 3 ROOM · 13 TO 15 · Model A · 89 years left
67 sqmS$580,000S$8,657 psm
Nov 2021
Blk 5A · 3 ROOM · 07 TO 09 · Model A · 90 years left
excluded: outlier
67 sqmS$545,000S$8,134 psm
See more

Showing 25 of 56.

Sale prices as filed in caveats.

Where the lease takes this

About 84 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 years79 yearsS$676,461S$746,868S$808,873S$823,019
10 years74 yearsS$638,409S$778,217S$912,795S$945,001
20 years64 yearsS$593,309S$881,626S$1,212,911S$1,300,013

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.