Blk 413 Eunos Rd 5
Project page · 99-year lease from 1992
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 413 | 01 TO 03 | 129 sqm | S$830,000 | S$6,434 psm | ×1.000 | S$6,434 psm |
| May 2026 | Blk 413 | 01 TO 03 | 146 sqm | S$1,110,000 | S$7,603 psm | ×1.000 | S$7,603 psm |
| Dec 2025 | Blk 413 | 04 TO 06 | 135 sqm | S$900,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
| Dec 2025 | Blk 413 | 04 TO 06 | 122 sqm | S$868,800 | S$7,121 psm | ×0.996 | S$7,093 psm |
How accurate is this estimate for Eunos Rd 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Eunos Rd 5 since.
- Median error
- 4.8%
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.
5.08% gross yield
S$47,100 of rent a year against the estimate above · 0.6 points below flats like it
Homes like this rent for about S$3,925 a month, the middle of 4 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 |
|---|---|---|---|
| Jul 2026 | 415 | 5 ROOM | S$4,000 |
| Jul 2026 | 413 | 5 ROOM | S$3,900 |
| May 2026 | 411 | 5 ROOM | S$3,800 |
| Apr 2026 | 415 | 5 ROOM | S$3,950 |
median of 4 HDB rental approvals for 5 ROOM on Eunos Rd 5 since 2025-10.
Buying or selling at S$927,032?
Buying: Stamp duty on S$927,032 · Cash and CPF needed on S$927,032 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$927,032.
Each opens with this figure filled in; change anything there.
Primary schools near 413 Eunos Rd 5
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
- Haig Girls' School (girls) · 761 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,060 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Kong Hwa School · 1,351 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,401 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Geylang Methodist School (Primary) · 1,605 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,825 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Telok Kurau Primary School · 1,906 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Tao Nan School · 1,931 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Stephen's School (boys) · 1,994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 413 · 5 ROOM · 01 TO 03 · Improved · 65 years left | 129 sqm | S$830,000 | S$6,434 psm |
| May 2026 | Blk 413 · 5 ROOM · 01 TO 03 · Model A · 65 years left | 146 sqm | S$1,110,000 | S$7,603 psm |
| May 2026 | Blk 413 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$822,888 | S$7,912 psm |
| Dec 2025 | Blk 413 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 122 sqm | S$868,800 | S$7,121 psm |
| Dec 2025 | Blk 413 · 5 ROOM · 04 TO 06 · Model A · 66 years left | 135 sqm | S$900,000 | S$6,667 psm |
| Sept 2025 | Blk 413 · 5 ROOM · 01 TO 03 · Model A · 66 years left | 145 sqm | S$1,058,888 | S$7,303 psm |
| Jul 2025 | Blk 413 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 122 sqm | S$740,000 | S$6,066 psm |
| Apr 2025 | Blk 413 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$818,888 | S$7,874 psm |
| Jun 2023 | Blk 413 · 5 ROOM · 04 TO 06 · Model A · 68 years left | 135 sqm | S$860,000 | S$6,370 psm |
Showing 9 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 413 · 5 ROOM | S$3,900 | — |
| Jul 2026 | Blk 413 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 413 · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 413 · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 413 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 413 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 413 · 4 ROOM | S$2,800 | — |
| Nov 2022 | Blk 413 · 4 ROOM | S$2,700 | — |
| Jul 2022 | Blk 413 · 5 ROOM | S$3,250 | — |
| Jul 2022 | Blk 413 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 413 · 4 ROOM | S$2,200 | — |
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 64 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 | 59 years | S$894,395 | S$987,485 | S$1,069,465 | S$1,088,169 |
| 10 years | 54 years | S$853,787 | S$1,040,761 | S$1,220,741 | S$1,263,813 |
| 20 years | 44 years | S$763,549 | S$1,134,593 | S$1,560,935 | S$1,673,029 |
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.