homequant
HDB · 400322

Blk 322 Ubi Ave 1

Project page · 99-year lease from 1985

Indicative value range
S$533,258 – S$563,333
Indicative mid S$553,363 · S$6,588 psm

Based on 33 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 32010 TO 1284 sqmS$560,000S$6,667 psm×1.000S$6,667 psm
Oct 2026Blk 31104 TO 0684 sqmS$543,888S$6,475 psm×1.000S$6,475 psm
Aug 2026Blk 31901 TO 0384 sqmS$511,000S$6,083 psm×1.000S$6,083 psm
Aug 2026Blk 32001 TO 0384 sqmS$538,888S$6,415 psm×1.000S$6,415 psm
Aug 2026Blk 33901 TO 0390 sqmS$545,000S$6,056 psm×1.000S$6,056 psm
Aug 2026Blk 31910 TO 1284 sqmS$588,000S$7,000 psm×1.000S$7,000 psm
Jul 2026Blk 33601 TO 0383 sqmS$485,000S$5,843 psm×1.000S$5,843 psm
Jun 2026Blk 33807 TO 0984 sqmS$530,000S$6,310 psm×1.000S$6,310 psm
Jun 2026Blk 32710 TO 1284 sqmS$550,000S$6,548 psm×1.000S$6,548 psm
Jun 2026Blk 34304 TO 0684 sqmS$560,000S$6,667 psm×1.000S$6,667 psm
Jun 2026Blk 31501 TO 0389 sqmS$565,000S$6,348 psm×1.000S$6,348 psm
May 2026Blk 32010 TO 1284 sqmS$567,888S$6,761 psm×1.000S$6,761 psm
May 2026Blk 34607 TO 0984 sqmS$548,888S$6,534 psm×1.000S$6,534 psm
Mar 2026Blk 34904 TO 0684 sqmS$548,000S$6,524 psm×0.997S$6,505 psm
Mar 2026Blk 32007 TO 0984 sqmS$565,000S$6,726 psm×0.997S$6,706 psm
Mar 2026Blk 34204 TO 0687 sqmS$550,000S$6,322 psm×0.997S$6,303 psm
Mar 2026Blk 31504 TO 0684 sqmS$550,000S$6,548 psm×0.997S$6,528 psm
Mar 2026Blk 34301 TO 0389 sqmS$530,000S$5,955 psm×0.997S$5,937 psm
Mar 2026Blk 34107 TO 0984 sqmS$608,000S$7,238 psm×0.997S$7,217 psm
Feb 2026Blk 34801 TO 0384 sqmS$515,000S$6,131 psm×0.997S$6,113 psm
Jan 2026Blk 32307 TO 0984 sqmS$555,000S$6,607 psm×0.997S$6,588 psm
Jan 2026Blk 33804 TO 0684 sqmS$530,000S$6,310 psm×0.997S$6,291 psm
Jan 2026Blk 34910 TO 1290 sqmS$600,000S$6,667 psm×0.997S$6,647 psm
Jan 2026Blk 32207 TO 0984 sqmS$560,000S$6,667 psm×0.997S$6,647 psm
Dec 2025Blk 31401 TO 0384 sqmS$540,000S$6,429 psm×0.996S$6,403 psm
Dec 2025Blk 32410 TO 1284 sqmS$580,000S$6,905 psm×0.996S$6,878 psm
Dec 2025Blk 32004 TO 0684 sqmS$565,000S$6,726 psm×0.996S$6,700 psm
Dec 2025Blk 31404 TO 0684 sqmS$570,000S$6,786 psm×0.996S$6,759 psm
Dec 2025Blk 31907 TO 0984 sqmS$560,000S$6,667 psm×0.996S$6,640 psm
Dec 2025Blk 34110 TO 1284 sqmS$575,000S$6,845 psm×0.996S$6,818 psm
Dec 2025Blk 34404 TO 0684 sqmS$560,000S$6,667 psm×0.996S$6,640 psm
Nov 2025Blk 33007 TO 0984 sqmS$568,888S$6,772 psm×0.996S$6,746 psm
Nov 2025Blk 34807 TO 0984 sqmS$599,000S$7,131 psm×0.996S$7,103 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.

7.59% gross yield

S$42,000 of rent a year against the estimate above · 0.53 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 88 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 20263304 ROOMS$3,800
Sept 20263484 ROOMS$3,400
Sept 20263464 ROOMS$3,200
Sept 20263144 ROOMS$3,100
Sept 20263374 ROOMS$2,500
Aug 20263304 ROOMS$4,100
Aug 20263234 ROOMS$4,000
Aug 20263154 ROOMS$4,000

median of 88 HDB rental approvals for 4 ROOM on Ubi Ave 1 since 2025-10.

Buying or selling at S$553,363?

Buying: Stamp duty on S$553,363 · Cash and CPF needed on S$553,363 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$553,363.

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

Primary schools near 322 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 322 · 5 ROOM · 04 TO 06 · Improved · 58 years left
122 sqmS$730,000S$5,984 psm
Jan 2026
Blk 322 · 4 ROOM · 07 TO 09 · Simplified · 59 years left
84 sqmS$560,000S$6,667 psm
Oct 2025
Blk 322 · 5 ROOM · 07 TO 09 · Improved · 59 years left
122 sqmS$755,000S$6,189 psm
Oct 2024
Blk 322 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$545,000S$6,488 psm
Jan 2024
Blk 322 · 4 ROOM · 10 TO 12 · Simplified · 61 years left
84 sqmS$485,000S$5,774 psm
Oct 2023
Blk 322 · 5 ROOM · 07 TO 09 · Improved · 61 years left
122 sqmS$610,000S$5,000 psm
Jun 2022
Blk 322 · 4 ROOM · 10 TO 12 · Simplified · 62 years left
84 sqmS$425,000S$5,060 psm
Mar 2022
Blk 322 · 4 ROOM · 04 TO 06 · Simplified · 63 years left
84 sqmS$420,000S$5,000 psm
See more

Showing 8 of 35.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$528,238S$583,217S$631,635S$642,682
10 years47 yearsS$501,629S$611,483S$717,227S$742,534
20 years37 yearsS$440,986S$655,282S$901,514S$966,254

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.