Blk 352 Ubi Ave 1
Project page · 99-year lease from 1989
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 311 | 10 TO 12 | 122 sqm | S$705,000 | S$5,779 psm | ×1.000 | S$5,779 psm |
| Jun 2026 | Blk 322 | 04 TO 06 | 122 sqm | S$730,000 | S$5,984 psm | ×1.000 | S$5,984 psm |
| Jan 2026 | Blk 336 | 04 TO 06 | 122 sqm | S$705,000 | S$5,779 psm | ×0.997 | S$5,762 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.
7.06% gross yield
S$49,800 of rent a year against the estimate above · 1.38 points above flats like it
Homes like this rent for about S$4,150 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 311 | 5 ROOM | S$4,100 |
| Aug 2026 | 322 | 5 ROOM | S$4,500 |
| Jul 2026 | 329 | 5 ROOM | S$4,300 |
| Jul 2026 | 351 | 5 ROOM | S$3,300 |
| Jun 2026 | 351 | 5 ROOM | S$4,200 |
| Jun 2026 | 329 | 5 ROOM | S$4,000 |
| Jun 2026 | 322 | 5 ROOM | S$3,600 |
| May 2026 | 351 | 5 ROOM | S$4,200 |
median of 12 HDB rental approvals for 5 ROOM on Ubi Ave 1 since 2025-10.
Buying or selling at S$705,000?
Buying: Stamp duty on S$705,000 · Cash and CPF needed on S$705,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$705,000.
Each opens with this figure filled in; change anything there.
Primary schools near 352 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 · 332 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Telok Kurau Primary School · 1,410 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,455 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,779 m · no 2025 Phase 2C ballot
- Geylang Methodist School (Primary) · 1,844 m · no 2025 Phase 2C ballot
- Kong Hwa School · 1,912 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 352 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$650,000 | S$6,250 psm |
| May 2026 | Blk 352 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$625,000 | S$6,010 psm |
| Sept 2025 | Blk 352 · 5 ROOM · 10 TO 12 · Improved · 62 years left | 122 sqm | S$720,000 | S$5,902 psm |
| Jun 2025 | Blk 352 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 122 sqm | S$705,000 | S$5,779 psm |
| Mar 2025 | Blk 352 · 5 ROOM · 10 TO 12 · Improved · 63 years left excluded: outlier | 122 sqm | S$730,000 | S$5,984 psm |
| Nov 2023 | Blk 352 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Oct 2023 | Blk 352 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 122 sqm | S$588,000 | S$4,820 psm |
| Sept 2023 | Blk 352 · 5 ROOM · 04 TO 06 · Improved · 64 years left | 122 sqm | S$595,000 | S$4,877 psm |
| Sept 2023 | Blk 352 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$565,000 | S$5,433 psm |
| Aug 2023 | Blk 352 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 122 sqm | S$620,000 | S$5,082 psm |
| Apr 2022 | Blk 352 · 4 ROOM · 01 TO 03 · Model A · 66 years left excluded: outlier | 104 sqm | S$435,000 | S$4,183 psm |
| Nov 2021 | Blk 352 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$455,000 | S$4,375 psm |
Showing 12 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 352 · 4 ROOM | S$3,500 | — |
| Dec 2025 | Blk 352 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 352 · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 352 · 4 ROOM | S$3,350 | — |
| Apr 2025 | Blk 352 · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 352 · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 352 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 352 · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 352 · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 352 · 4 ROOM | S$3,400 | — |
| Apr 2023 | Blk 352 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 352 · 4 ROOM | S$3,300 | — |
| Apr 2022 | Blk 352 · 4 ROOM | S$2,300 | — |
| Jan 2022 | Blk 352 · 4 ROOM | S$2,600 | — |
| Aug 2021 | Blk 352 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 352 · 4 ROOM | S$2,600 | — |
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 61 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 | 56 years | S$680,181 | S$750,974 | S$813,320 | S$827,544 |
| 10 years | 51 years | S$649,298 | S$791,491 | S$928,364 | S$961,120 |
| 20 years | 41 years | S$580,673 | S$862,849 | S$1,187,079 | S$1,272,325 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.