Blk 2B Upp Boon Keng Rd
Project page · 99-year lease from 2006
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 3C | 10 TO 12 | 110 sqm | S$1,100,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| Sept 2026 | Blk 3A | 16 TO 18 | 110 sqm | S$1,160,000 | S$10,545 psm | ×1.000 | S$10,545 psm |
| Aug 2026 | Blk 2B | 07 TO 09 | 110 sqm | S$1,068,888 | S$9,717 psm | ×1.000 | S$9,717 psm |
| Aug 2026 | Blk 13 | 07 TO 09 | 122 sqm | S$1,045,000 | S$8,566 psm | ×1.000 | S$8,566 psm |
| Jul 2026 | Blk 14A | 04 TO 06 | 122 sqm | S$970,000 | S$7,951 psm | ×1.000 | S$7,951 psm |
| Apr 2026 | Blk 14 | 07 TO 09 | 122 sqm | S$1,070,000 | S$8,770 psm | ×1.000 | S$8,770 psm |
| Apr 2026 | Blk 2D | 07 TO 09 | 110 sqm | S$1,020,000 | S$9,273 psm | ×1.000 | S$9,273 psm |
| Apr 2026 | Blk 2A | 01 TO 03 | 110 sqm | S$947,000 | S$8,609 psm | ×1.000 | S$8,609 psm |
| Mar 2026 | Blk 14 | 16 TO 18 | 123 sqm | S$1,028,888 | S$8,365 psm | ×0.997 | S$8,340 psm |
| Feb 2026 | Blk 3D | 07 TO 09 | 110 sqm | S$1,010,000 | S$9,182 psm | ×0.997 | S$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.
5.17% gross yield
S$51,000 of rent a year against the estimate above · 0.92 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 39 | 5 ROOM | S$4,200 |
| Aug 2026 | 13 | 5 ROOM | S$3,900 |
| Jul 2026 | 14 | 5 ROOM | S$4,800 |
| Jun 2026 | 3B | 5 ROOM | S$4,500 |
| Jun 2026 | 2A | 5 ROOM | S$4,200 |
| May 2026 | 3D | 5 ROOM | S$4,500 |
| May 2026 | 39 | 5 ROOM | S$2,000 |
| Apr 2026 | 3C | 5 ROOM | S$4,700 |
median of 20 HDB rental approvals for 5 ROOM on Upp Boon Keng Rd since 2025-10.
Buying or selling at S$985,887?
Buying: Stamp duty on S$985,887 · Cash and CPF needed on S$985,887 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$985,887.
Each opens with this figure filled in; change anything there.
Primary schools near 2b 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
- Bendemeer Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Geylang Methodist School (Primary) · 1,200 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,711 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,731 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,738 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,796 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 2B · 4 ROOM · 22 TO 24 · Model A · 79 years left | 90 sqm | S$860,000 | S$9,556 psm |
| Aug 2026 | Blk 2B · 5 ROOM · 07 TO 09 · Improved · 79 years left | 110 sqm | S$1,068,888 | S$9,717 psm |
| Jul 2025 | Blk 2B · 4 ROOM · 25 TO 27 · Model A · 80 years left | 90 sqm | S$975,000 | S$10,833 psm |
| Jun 2025 | Blk 2B · 4 ROOM · 13 TO 15 · Model A · 80 years left | 90 sqm | S$868,888 | S$9,654 psm |
| Apr 2025 | Blk 2B · 4 ROOM · 28 TO 30 · Model A · 81 years left | 90 sqm | S$950,000 | S$10,556 psm |
| Apr 2025 | Blk 2B · 4 ROOM · 28 TO 30 · Model A · 81 years left | 90 sqm | S$990,000 | S$11,000 psm |
| Nov 2024 | Blk 2B · 4 ROOM · 16 TO 18 · Model A · 81 years left | 90 sqm | S$880,000 | S$9,778 psm |
| Aug 2024 | Blk 2B · 5 ROOM · 13 TO 15 · Improved · 81 years left | 110 sqm | S$1,051,888 | S$9,563 psm |
| Feb 2024 | Blk 2B · 4 ROOM · 19 TO 21 · Model A · 82 years left | 90 sqm | S$908,000 | S$10,089 psm |
| Jun 2023 | Blk 2B · 5 ROOM · 16 TO 18 · Improved · 83 years left | 110 sqm | S$962,000 | S$8,745 psm |
| Feb 2023 | Blk 2B · 5 ROOM · 07 TO 09 · Improved · 83 years left | 110 sqm | S$895,000 | S$8,136 psm |
| Jan 2023 | Blk 2B · 4 ROOM · 13 TO 15 · Model A · 83 years left | 90 sqm | S$900,000 | S$10,000 psm |
| Dec 2022 | Blk 2B · 4 ROOM · 04 TO 06 · Model A · 83 years left | 90 sqm | S$755,000 | S$8,389 psm |
| Oct 2022 | Blk 2B · 4 ROOM · 28 TO 30 · Model A · 83 years left | 90 sqm | S$838,888 | S$9,321 psm |
| Sept 2022 | Blk 2B · 5 ROOM · 22 TO 24 · Improved · 83 years left | 110 sqm | S$940,000 | S$8,545 psm |
| Sept 2022 | Blk 2B · 5 ROOM · 25 TO 27 · Improved · 83 years left | 110 sqm | S$918,000 | S$8,345 psm |
| Sept 2022 | Blk 2B · 5 ROOM · 04 TO 06 · Improved · 83 years left | 110 sqm | S$860,000 | S$7,818 psm |
| Jul 2022 | Blk 2B · 4 ROOM · 25 TO 27 · Model A · 83 years left | 90 sqm | S$680,000 | S$7,556 psm |
| Dec 2021 | Blk 2B · 5 ROOM · 25 TO 27 · Improved · 84 years left | 110 sqm | S$875,000 | S$7,955 psm |
| Nov 2021 | Blk 2B · 5 ROOM · 22 TO 24 · Improved · 84 years left | 110 sqm | S$888,888 | S$8,081 psm |
| Oct 2021 | Blk 2B · 5 ROOM · 22 TO 24 · Improved · 84 years left | 110 sqm | S$880,000 | S$8,000 psm |
| Oct 2021 | Blk 2B · 4 ROOM · 19 TO 21 · Model A · 84 years left | 90 sqm | S$800,888 | S$8,899 psm |
Showing 22 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 2B · 4 ROOM | S$3,800 | — |
| Jan 2026 | Blk 2B · 5 ROOM | S$4,500 | — |
| Dec 2025 | Blk 2B · 5 ROOM | S$4,500 | — |
| Dec 2025 | Blk 2B · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 2B · 4 ROOM | S$3,900 | — |
| Oct 2025 | Blk 2B · 4 ROOM | S$3,900 | — |
| Sept 2025 | Blk 2B · 4 ROOM | S$2,250 | — |
| Aug 2025 | Blk 2B · 5 ROOM | S$4,500 | — |
| Jun 2025 | Blk 2B · 5 ROOM | S$4,500 | — |
| May 2025 | Blk 2B · 4 ROOM | S$4,000 | — |
| Feb 2025 | Blk 2B · 4 ROOM | S$4,100 | — |
| Feb 2025 | Blk 2B · 4 ROOM | S$4,000 | — |
| Dec 2024 | Blk 2B · 5 ROOM | S$4,300 | — |
| Nov 2024 | Blk 2B · 4 ROOM | S$3,600 | — |
| Oct 2024 | Blk 2B · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 2B · 4 ROOM | S$3,800 | — |
| Aug 2024 | Blk 2B · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 2B · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 2B · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 2B · 5 ROOM | S$4,800 | — |
| Dec 2023 | Blk 2B · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 2B · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 2B · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 2B · 5 ROOM | S$5,300 | — |
| Apr 2023 | Blk 2B · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 2B · 5 ROOM | S$4,300 | — |
| Oct 2022 | Blk 2B · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 2B · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 2B · 4 ROOM | S$3,000 | — |
| Aug 2022 | Blk 2B · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 2B · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 2B · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 2B · 4 ROOM | S$2,900 | — |
| Oct 2021 | Blk 2B · 4 ROOM | S$2,500 | — |
| May 2021 | Blk 2B · 5 ROOM | S$2,800 | — |
| Apr 2021 | Blk 2B · 5 ROOM | S$2,700 | — |
| Mar 2021 | Blk 2B · 4 ROOM | S$2,600 | — |
| Feb 2021 | Blk 2B · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 2B · 5 ROOM | S$2,850 | — |
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$930,429 | S$1,027,269 | S$1,112,552 | S$1,132,009 |
| 10 years | 68 years | S$892,567 | S$1,088,034 | S$1,276,189 | S$1,321,217 |
| 20 years | 58 years | S$834,258 | S$1,239,663 | S$1,705,487 | S$1,827,961 |
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.