Blk 321 Ubi Ave 1
Project page · 99-year lease from 1985
Based on 5 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 316 | 04 TO 06 | 64 sqm | S$440,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Sept 2026 | Blk 321 | 01 TO 03 | 64 sqm | S$450,000 | S$7,031 psm | ×1.000 | S$7,031 psm |
| Jul 2026 | Blk 316 | 10 TO 12 | 64 sqm | S$488,888 | S$7,639 psm | ×1.000 | S$7,639 psm |
| Jun 2026 | Blk 328 | 01 TO 03 | 64 sqm | S$420,000 | S$6,563 psm | ×1.000 | S$6,563 psm |
| Dec 2025 | Blk 317 | 01 TO 03 | 64 sqm | S$475,000 | S$7,422 psm | ×0.996 | S$7,393 psm |
How accurate is this estimate for Ubi Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 64 sales in Ubi Ave 1 since.
- Median error
- 3.5%
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.
8.00% gross yield
S$36,000 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 302 | 3 ROOM | S$3,300 |
| Aug 2026 | 325 | 3 ROOM | S$2,800 |
| Jul 2026 | 301 | 3 ROOM | S$3,200 |
| Jul 2026 | 305 | 3 ROOM | S$3,200 |
| Jun 2026 | 312 | 3 ROOM | S$3,000 |
| May 2026 | 304 | 3 ROOM | S$3,100 |
| May 2026 | 321 | 3 ROOM | S$2,500 |
| Mar 2026 | 316 | 3 ROOM | S$2,800 |
median of 21 HDB rental approvals for 3 ROOM on Ubi Ave 1 since 2025-10.
Buying or selling at S$450,000?
Buying: Stamp duty on S$450,000 · Cash and CPF needed on S$450,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$450,000.
Each opens with this figure filled in; change anything there.
Primary schools near 321 Ubi Ave 1
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
- Maha Bodhi School · 246 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 719 m · no 2025 Phase 2C ballot
1 to 2 km
- St. Stephen's School (boys) · 1,701 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,790 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,818 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 321 · 3 ROOM · 01 TO 03 · Simplified · 58 years left | 64 sqm | S$450,000 | S$7,031 psm |
| Dec 2024 | Blk 321 · 3 ROOM · 04 TO 06 · Simplified · 60 years left | 64 sqm | S$430,888 | S$6,733 psm |
| May 2024 | Blk 321 · 3 ROOM · 01 TO 03 · Simplified · 60 years left | 64 sqm | S$380,000 | S$5,938 psm |
| Oct 2023 | Blk 321 · 3 ROOM · 01 TO 03 · Simplified · 61 years left | 64 sqm | S$358,000 | S$5,594 psm |
Showing 4 of 19.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 321 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 321 · 3 ROOM | S$2,460 | — |
| Feb 2025 | Blk 321 · 3 ROOM | S$2,100 | — |
| Feb 2025 | Blk 321 · 3 ROOM | S$1,200 | — |
| Nov 2024 | Blk 321 · 3 ROOM | S$3,100 | — |
| Jul 2024 | Blk 321 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 321 · 3 ROOM | S$2,100 | — |
| Apr 2024 | Blk 321 · 3 ROOM | S$2,800 | — |
| Aug 2023 | Blk 321 · 3 ROOM | S$2,100 | — |
| Jun 2023 | Blk 321 · 3 ROOM | S$2,400 | — |
| Apr 2023 | Blk 321 · 3 ROOM | S$2,800 | — |
| Feb 2023 | Blk 321 · 3 ROOM | S$925 | — |
| Sept 2022 | Blk 321 · 3 ROOM | S$3,000 | — |
| Aug 2022 | Blk 321 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 321 · 3 ROOM | S$2,500 | — |
| Jun 2021 | Blk 321 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 321 · 3 ROOM | S$950 | — |
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 57 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 | 52 years | S$429,568 | S$474,278 | S$513,652 | S$522,635 |
| 10 years | 47 years | S$407,930 | S$497,264 | S$583,257 | S$603,836 |
| 20 years | 37 years | S$358,614 | S$532,882 | S$733,120 | S$785,767 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.