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HDB · 384002

Blk 2D Upp Boon Keng Rd

Project page · 99-year lease from 2006

Indicative value range
S$928,752 – S$975,087
Indicative mid S$955,174 · S$10,613 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Apr 2026Blk 2D25 TO 2790 sqmS$995,000S$11,056 psm×1.000S$11,056 psm
Mar 2026Blk 2D01 TO 0390 sqmS$905,000S$10,056 psm×0.997S$10,026 psm
Jan 2026Blk 2D07 TO 0990 sqmS$958,000S$10,644 psm×0.997S$10,613 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.

5.03% gross yield

S$48,000 of rent a year against the estimate above · 1.17 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

ApprovedBlockFlatRent a month
Sept 20263C4 ROOMS$4,200
Sept 20263A4 ROOMS$4,200
Sept 20262A4 ROOMS$4,000
Jul 20262D4 ROOMS$4,200
Jul 20268A4 ROOMS$4,200
Jul 20263A4 ROOMS$3,800
Jul 2026154 ROOMS$2,900
Jun 20263A4 ROOMS$4,250

median of 59 HDB rental approvals for 4 ROOM on Upp Boon Keng Rd since 2025-10.

Buying or selling at S$955,174?

Buying: Stamp duty on S$955,174 · Cash and CPF needed on S$955,174 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$955,174.

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

Primary schools near 2d 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
Apr 2026
Blk 2D · 5 ROOM · 07 TO 09 · Improved · 79 years left
110 sqmS$1,020,000S$9,273 psm
Apr 2026
Blk 2D · 4 ROOM · 25 TO 27 · Model A · 79 years left
90 sqmS$995,000S$11,056 psm
Mar 2026
Blk 2D · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$905,000S$10,056 psm
Jan 2026
Blk 2D · 4 ROOM · 07 TO 09 · Model A · 80 years left
90 sqmS$958,000S$10,644 psm
Oct 2025
Blk 2D · 4 ROOM · 13 TO 15 · Model A · 80 years left
90 sqmS$930,000S$10,333 psm
Feb 2025
Blk 2D · 4 ROOM · 07 TO 09 · Model A · 81 years left
90 sqmS$880,888S$9,788 psm
Nov 2024
Blk 2D · 4 ROOM · 10 TO 12 · Model A · 81 years left
90 sqmS$878,000S$9,756 psm
Jan 2024
Blk 2D · 4 ROOM · 01 TO 03 · Model A · 82 years left
90 sqmS$778,888S$8,654 psm
Nov 2023
Blk 2D · 5 ROOM · 10 TO 12 · Improved · 82 years left
110 sqmS$950,000S$8,636 psm
Sept 2023
Blk 2D · 4 ROOM · 10 TO 12 · Model A · 82 years left
90 sqmS$840,000S$9,333 psm
Jun 2023
Blk 2D · 4 ROOM · 13 TO 15 · Model A · 82 years left
90 sqmS$808,000S$8,978 psm
Apr 2023
Blk 2D · 5 ROOM · 07 TO 09 · Improved · 82 years left
110 sqmS$880,000S$8,000 psm
Oct 2022
Blk 2D · 5 ROOM · 04 TO 06 · Improved · 83 years left
110 sqmS$875,000S$7,955 psm
Oct 2022
Blk 2D · 4 ROOM · 22 TO 24 · Model A · 83 years left
90 sqmS$850,000S$9,444 psm
Sept 2022
Blk 2D · 5 ROOM · 22 TO 24 · Improved · 83 years left
110 sqmS$1,020,000S$9,273 psm
Sept 2022
Blk 2D · 4 ROOM · 07 TO 09 · Model A · 83 years left
90 sqmS$800,000S$8,889 psm
Aug 2022
Blk 2D · 5 ROOM · 22 TO 24 · Improved · 83 years left
110 sqmS$1,060,000S$9,636 psm
Jun 2022
Blk 2D · 4 ROOM · 01 TO 03 · Model A · 83 years left
90 sqmS$688,000S$7,644 psm
Apr 2022
Blk 2D · 4 ROOM · 16 TO 18 · Model A · 83 years left
90 sqmS$795,000S$8,833 psm
Mar 2022
Blk 2D · 5 ROOM · 01 TO 03 · Improved · 84 years left
110 sqmS$773,000S$7,027 psm
Mar 2022
Blk 2D · 4 ROOM · 04 TO 06 · Model A · 84 years left
90 sqmS$690,000S$7,667 psm
Dec 2021
Blk 2D · 4 ROOM · 04 TO 06 · Model A · 84 years left
90 sqmS$688,000S$7,644 psm
See more

Showing 22 of 61.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years73 yearsS$901,443S$995,266S$1,077,892S$1,096,743
10 years68 yearsS$864,761S$1,054,138S$1,236,431S$1,280,057
20 years58 yearsS$808,268S$1,201,044S$1,652,355S$1,771,015

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.