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HDB · 381014

Blk 14A Upp Boon Keng Rd

Project page · 99-year lease from 1999

Indicative value range
S$1,046,327 – S$1,171,938
Indicative mid S$1,093,438 · S$8,963 psm

Based on 10 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 3C10 TO 12110 sqmS$1,100,000S$10,000 psm×1.000S$10,000 psm
Sept 2026Blk 3A16 TO 18110 sqmS$1,160,000S$10,545 psm×1.000S$10,545 psm
Aug 2026Blk 2B07 TO 09110 sqmS$1,068,888S$9,717 psm×1.000S$9,717 psm
Aug 2026Blk 1307 TO 09122 sqmS$1,045,000S$8,566 psm×1.000S$8,566 psm
Jul 2026Blk 14A04 TO 06122 sqmS$970,000S$7,951 psm×1.000S$7,951 psm
Apr 2026Blk 1407 TO 09122 sqmS$1,070,000S$8,770 psm×1.000S$8,770 psm
Apr 2026Blk 2D07 TO 09110 sqmS$1,020,000S$9,273 psm×1.000S$9,273 psm
Apr 2026Blk 2A01 TO 03110 sqmS$947,000S$8,609 psm×1.000S$8,609 psm
Mar 2026Blk 1416 TO 18123 sqmS$1,028,888S$8,365 psm×0.997S$8,340 psm
Feb 2026Blk 3D07 TO 09110 sqmS$1,010,000S$9,182 psm×0.997S$9,155 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.

4.66% gross yield

S$51,000 of rent a year against the estimate above · 1.42 points below flats like it

Homes like this rent for about S$4,250 a month, the middle of 20 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 2026395 ROOMS$4,200
Aug 2026135 ROOMS$3,900
Jul 2026145 ROOMS$4,800
Jun 20263B5 ROOMS$4,500
Jun 20262A5 ROOMS$4,200
May 20263D5 ROOMS$4,500
May 2026395 ROOMS$2,000
Apr 20263C5 ROOMS$4,700

median of 20 HDB rental approvals for 5 ROOM on Upp Boon Keng Rd since 2025-10.

Buying or selling at S$1,093,438?

Buying: Stamp duty on S$1,093,438 · Cash and CPF needed on S$1,093,438 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,093,438.

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

Primary schools near 14a 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 14A · 5 ROOM · 04 TO 06 · Improved · 72 years left
122 sqmS$970,000S$7,951 psm
May 2026
Blk 14A · 4 ROOM · 07 TO 09 · Model A · 72 years left
101 sqmS$895,000S$8,861 psm
Feb 2025
Blk 14A · 5 ROOM · 04 TO 06 · Improved · 73 years left
122 sqmS$903,000S$7,402 psm
Jan 2025
Blk 14A · 4 ROOM · 01 TO 03 · Model A · 74 years left
100 sqmS$760,000S$7,600 psm
Oct 2024
Blk 14A · 5 ROOM · 01 TO 03 · Improved · 74 years left
120 sqmS$850,000S$7,083 psm
Oct 2024
Blk 14A · 4 ROOM · 13 TO 15 · Model A · 74 years left
103 sqmS$800,000S$7,767 psm
Sept 2024
Blk 14A · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$810,888S$8,029 psm
Jul 2024
Blk 14A · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$715,000S$7,079 psm
Feb 2024
Blk 14A · 4 ROOM · 01 TO 03 · Model A · 74 years left
100 sqmS$630,000S$6,300 psm
Dec 2023
Blk 14A · 5 ROOM · 16 TO 18 · Improved · 75 years left
123 sqmS$980,000S$7,967 psm
Oct 2023
Blk 14A · 5 ROOM · 04 TO 06 · Improved · 75 years left
122 sqmS$880,000S$7,213 psm
Oct 2023
Blk 14A · 5 ROOM · 01 TO 03 · Improved · 75 years left
120 sqmS$850,000S$7,083 psm
Aug 2023
Blk 14A · 4 ROOM · 04 TO 06 · Model A · 75 years left
101 sqmS$700,000S$6,931 psm
May 2023
Blk 14A · 5 ROOM · 07 TO 09 · Improved · 75 years left
122 sqmS$900,000S$7,377 psm
Jan 2023
Blk 14A · 4 ROOM · 01 TO 03 · Model A · 76 years left
excluded: outlier
101 sqmS$600,000S$5,941 psm
Dec 2022
Blk 14A · 4 ROOM · 16 TO 18 · Model A · 76 years left
101 sqmS$732,000S$7,248 psm
Oct 2022
Blk 14A · 5 ROOM · 07 TO 09 · Improved · 76 years left
122 sqmS$878,000S$7,197 psm
Mar 2022
Blk 14A · 5 ROOM · 13 TO 15 · Improved · 76 years left
123 sqmS$858,000S$6,976 psm
Jan 2022
Blk 14A · 4 ROOM · 07 TO 09 · Model A · 77 years left
101 sqmS$640,000S$6,337 psm
See more

Showing 19 of 51.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$1,048,944S$1,158,119S$1,254,265S$1,276,201
10 years61 yearsS$1,016,194S$1,238,734S$1,452,949S$1,504,215
20 years51 yearsS$935,903S$1,390,703S$1,913,283S$2,050,680

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.