Blk 8B Upp Boon Keng Rd
Project page · 99-year lease from 2017
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 8B | 16 TO 18 | 70 sqm | S$850,000 | S$12,143 psm | ×1.000 | S$12,143 psm |
| Jul 2026 | Blk 8B | 07 TO 09 | 70 sqm | S$786,000 | S$11,229 psm | ×1.000 | S$11,229 psm |
| Jan 2026 | Blk 8B | 22 TO 24 | 70 sqm | S$845,000 | S$12,071 psm | ×0.997 | S$12,036 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.
4.13% gross yield
S$34,800 of rent a year against the estimate above · 1.91 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 8B | 3 ROOM | S$3,300 |
| Sept 2026 | 16 | 3 ROOM | S$3,200 |
| Sept 2026 | 16 | 3 ROOM | S$2,900 |
| Sept 2026 | 11 | 3 ROOM | S$2,600 |
| Sept 2026 | 12 | 3 ROOM | S$2,500 |
| Aug 2026 | 11 | 3 ROOM | S$3,000 |
| Jul 2026 | 8A | 3 ROOM | S$3,600 |
| Jul 2026 | 11 | 3 ROOM | S$3,350 |
median of 56 HDB rental approvals for 3 ROOM on Upp Boon Keng Rd since 2025-10.
Buying or selling at S$842,507?
Buying: Stamp duty on S$842,507 · Cash and CPF needed on S$842,507 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$842,507.
Each opens with this figure filled in; change anything there.
Primary schools near 8b 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 · 1,109 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,424 m · no 2025 Phase 2C ballot
- Hong Wen School · 1,666 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,885 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St Andrew's School (Junior) (boys) · 1,887 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canossa Catholic Primary School · 1,958 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 8B · 3 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 70 sqm | S$850,000 | S$12,143 psm |
| Jul 2026 | Blk 8B · 4 ROOM · 19 TO 21 · Premium Apartment · 90 years left | 88 sqm | S$1,250,000 | S$14,205 psm |
| Jul 2026 | Blk 8B · 3 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 70 sqm | S$786,000 | S$11,229 psm |
| Feb 2026 | Blk 8B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 94 sqm | S$1,070,000 | S$11,383 psm |
| Jan 2026 | Blk 8B · 3 ROOM · 22 TO 24 · Premium Apartment · 91 years left | 70 sqm | S$845,000 | S$12,071 psm |
| Dec 2025 | Blk 8B · 5 ROOM · 25 TO 27 · Premium Apartment · 91 years left | 117 sqm | S$1,450,000 | S$12,393 psm |
| Dec 2025 | Blk 8B · 4 ROOM · 19 TO 21 · Premium Apartment · 91 years left | 95 sqm | S$1,148,888 | S$12,094 psm |
| Nov 2025 | Blk 8B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 95 sqm | S$800,000 | S$8,421 psm |
| Sept 2025 | Blk 8B · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 116 sqm | S$1,330,000 | S$11,466 psm |
| Sept 2025 | Blk 8B · 4 ROOM · 25 TO 27 · Premium Apartment · 91 years left | 95 sqm | S$1,188,000 | S$12,505 psm |
| Aug 2025 | Blk 8B · 3 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 70 sqm | S$718,000 | S$10,257 psm |
| Jul 2025 | Blk 8B · 3 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 70 sqm | S$828,000 | S$11,829 psm |
| Apr 2025 | Blk 8B · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 95 sqm | S$1,128,000 | S$11,874 psm |
| Mar 2025 | Blk 8B · 4 ROOM · 28 TO 30 · Premium Apartment · 92 years left | 95 sqm | S$1,225,888 | S$12,904 psm |
| Mar 2025 | Blk 8B · 3 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 70 sqm | S$868,000 | S$12,400 psm |
| Feb 2025 | Blk 8B · 3 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 70 sqm | S$778,000 | S$11,114 psm |
| Oct 2024 | Blk 8B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 95 sqm | S$960,000 | S$10,105 psm |
| Oct 2024 | Blk 8B · 3 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 70 sqm | S$760,000 | S$10,857 psm |
| Sept 2024 | Blk 8B · 3 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 70 sqm | S$838,000 | S$11,971 psm |
| Jul 2024 | Blk 8B · 3 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 70 sqm | S$780,000 | S$11,143 psm |
| Jun 2024 | Blk 8B · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 117 sqm | S$1,200,000 | S$10,256 psm |
| Feb 2024 | Blk 8B · 3 ROOM · 28 TO 30 · Premium Apartment · 93 years left excluded: outlier | 70 sqm | S$828,000 | S$11,829 psm |
| Feb 2024 | Blk 8B · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 70 sqm | S$730,000 | S$10,429 psm |
| Oct 2023 | Blk 8B · 4 ROOM · 28 TO 30 · Premium Apartment · 93 years left excluded: outlier | 98 sqm | S$1,300,888 | S$13,274 psm |
| Aug 2023 | Blk 8B · 5 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 117 sqm | S$1,195,000 | S$10,214 psm |
| Aug 2023 | Blk 8B · 3 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 70 sqm | S$698,000 | S$9,971 psm |
| Jul 2023 | Blk 8B · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 95 sqm | S$968,000 | S$10,189 psm |
| May 2023 | Blk 8B · 4 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 95 sqm | S$1,100,000 | S$11,579 psm |
| May 2023 | Blk 8B · 4 ROOM · 28 TO 30 · Premium Apartment · 93 years left | 95 sqm | S$1,050,000 | S$11,053 psm |
| Apr 2023 | Blk 8B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 116 sqm | S$1,170,000 | S$10,086 psm |
| Jan 2023 | Blk 8B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 94 sqm | S$998,000 | S$10,617 psm |
| Jan 2023 | Blk 8B · 3 ROOM · 28 TO 30 · Premium Apartment · 94 years left excluded: outlier | 70 sqm | S$833,000 | S$11,900 psm |
| Jan 2023 | Blk 8B · 3 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 70 sqm | S$675,000 | S$9,643 psm |
| Nov 2022 | Blk 8B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 70 sqm | S$620,000 | S$8,857 psm |
| Aug 2022 | Blk 8B · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 116 sqm | S$1,230,000 | S$10,603 psm |
| Aug 2022 | Blk 8B · 4 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 88 sqm | S$933,000 | S$10,602 psm |
| Jun 2022 | Blk 8B · 5 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 116 sqm | S$1,230,000 | S$10,603 psm |
| Jun 2022 | Blk 8B · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 70 sqm | S$700,000 | S$10,000 psm |
| Jun 2022 | Blk 8B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 70 sqm | S$630,000 | S$9,000 psm |
| Feb 2022 | Blk 8B · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 116 sqm | S$1,135,000 | S$9,784 psm |
| Feb 2022 | Blk 8B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 95 sqm | S$910,000 | S$9,579 psm |
| Dec 2021 | Blk 8B · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left | 95 sqm | S$810,000 | S$8,526 psm |
Showing 42 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 8B · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 8B · 4 ROOM | S$4,000 | — |
| Jun 2026 | Blk 8B · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 8B · 4 ROOM | S$4,100 | — |
| Jul 2025 | Blk 8B · 3 ROOM | S$3,500 | — |
| Feb 2025 | Blk 8B · 3 ROOM | S$3,200 | — |
| Nov 2024 | Blk 8B · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 8B · 3 ROOM | S$3,300 | — |
| Apr 2024 | Blk 8B · 5 ROOM | S$4,500 | — |
| Jan 2024 | Blk 8B · 4 ROOM | S$4,000 | — |
| Dec 2023 | Blk 8B · 3 ROOM | S$3,500 | — |
| Dec 2023 | Blk 8B · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 8B · 4 ROOM | S$4,450 | — |
| Jun 2023 | Blk 8B · 3 ROOM | S$3,500 | — |
| Dec 2022 | Blk 8B · 3 ROOM | S$3,200 | — |
| Sept 2022 | Blk 8B · 3 ROOM | S$2,800 | — |
| May 2022 | Blk 8B · 5 ROOM | S$4,000 | — |
| Dec 2021 | Blk 8B · 4 ROOM | S$2,850 | — |
| Nov 2021 | Blk 8B · 3 ROOM | S$2,500 | — |
| Sept 2021 | Blk 8B · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 8B · 4 ROOM | S$3,000 | — |
| Aug 2021 | Blk 8B · 3 ROOM | S$2,550 | — |
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 89 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 | 84 years | S$791,048 | S$873,381 | S$945,888 | S$962,431 |
| 10 years | 79 years | S$739,365 | S$901,282 | S$1,057,141 | S$1,094,441 |
| 20 years | 69 years | S$669,381 | S$994,664 | S$1,368,426 | S$1,466,695 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.