Blk 415 Eunos Rd 5
Project page · 99-year lease from 1984
Based on 6 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 415 | 01 TO 03 | 107 sqm | S$775,000 | S$7,243 psm | ×1.000 | S$7,243 psm |
| Aug 2026 | Blk 411 | 04 TO 06 | 107 sqm | S$755,000 | S$7,056 psm | ×1.000 | S$7,056 psm |
| Jun 2026 | Blk 415 | 04 TO 06 | 107 sqm | S$752,888 | S$7,036 psm | ×1.000 | S$7,036 psm |
| May 2026 | Blk 413 | 04 TO 06 | 104 sqm | S$822,888 | S$7,912 psm | ×1.000 | S$7,912 psm |
| Jan 2026 | Blk 411 | 07 TO 09 | 107 sqm | S$808,000 | S$7,551 psm | ×0.997 | S$7,529 psm |
| Nov 2025 | Blk 411 | 01 TO 03 | 107 sqm | S$700,000 | S$6,542 psm | ×0.996 | S$6,516 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.
5.49% gross yield
S$42,000 of rent a year against the estimate above · 1.57 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 10 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 417 | 4 ROOM | S$4,100 |
| Jul 2026 | 415 | 4 ROOM | S$4,000 |
| Jul 2026 | 413 | 4 ROOM | S$3,000 |
| Jun 2026 | 415 | 4 ROOM | S$3,000 |
| May 2026 | 411 | 4 ROOM | S$3,800 |
| May 2026 | 417 | 4 ROOM | S$3,500 |
| Dec 2025 | 411 | 4 ROOM | S$3,500 |
| Nov 2025 | 415 | 4 ROOM | S$3,700 |
median of 10 HDB rental approvals for 4 ROOM on Eunos Rd 5 since 2025-10.
Buying or selling at S$765,000?
Buying: Stamp duty on S$765,000 · Cash and CPF needed on S$765,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$765,000.
Each opens with this figure filled in; change anything there.
Primary schools near 415 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) · 783 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,117 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,247 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,391 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Geylang Methodist School (Primary) · 1,499 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,822 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,878 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,978 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 415 · 4 ROOM · 01 TO 03 · Model A · 57 years left | 107 sqm | S$775,000 | S$7,243 psm |
| Oct 2026 | Blk 415 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 57 years left | 142 sqm | S$1,100,000 | S$7,746 psm |
| Jun 2026 | Blk 415 · 4 ROOM · 04 TO 06 · Model A · 57 years left | 107 sqm | S$752,888 | S$7,036 psm |
| Apr 2026 | Blk 415 · 5 ROOM · 16 TO 18 · Model A-Maisonette · 58 years left | 140 sqm | S$1,038,000 | S$7,414 psm |
| Aug 2025 | Blk 415 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 58 years left | 140 sqm | S$958,888 | S$6,849 psm |
| Jan 2024 | Blk 415 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 60 years left | 140 sqm | S$905,000 | S$6,464 psm |
| Jul 2023 | Blk 415 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 60 years left | 142 sqm | S$874,888 | S$6,161 psm |
| May 2023 | Blk 415 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 102 sqm | S$700,000 | S$6,863 psm |
| Nov 2022 | Blk 415 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 107 sqm | S$700,000 | S$6,542 psm |
| Jun 2022 | Blk 415 · 4 ROOM · 10 TO 12 · Model A · 61 years left | 107 sqm | S$678,800 | S$6,344 psm |
| May 2022 | Blk 415 · 5 ROOM · 13 TO 15 · Model A-Maisonette · 62 years left | 140 sqm | S$900,888 | S$6,435 psm |
| Mar 2022 | Blk 415 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 62 years left excluded: outlier | 142 sqm | S$800,000 | S$5,634 psm |
| Mar 2022 | Blk 415 · 4 ROOM · 10 TO 12 · Model A · 62 years left | 107 sqm | S$696,000 | S$6,505 psm |
| Feb 2022 | Blk 415 · 4 ROOM · 13 TO 15 · Model A · 62 years left | 107 sqm | S$686,000 | S$6,411 psm |
| Nov 2021 | Blk 415 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 62 years left | 142 sqm | S$858,000 | S$6,042 psm |
Showing 15 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 415 · 5 ROOM | S$4,000 | — |
| Jul 2026 | Blk 415 · 4 ROOM | S$4,000 | — |
| Jun 2026 | Blk 415 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 415 · 5 ROOM | S$3,950 | — |
| Nov 2025 | Blk 415 · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 415 · 4 ROOM | S$3,750 | — |
| Aug 2025 | Blk 415 · 5 ROOM | S$4,500 | — |
| Jul 2025 | Blk 415 · 5 ROOM | S$4,200 | — |
| Jul 2025 | Blk 415 · 4 ROOM | S$2,500 | — |
| Apr 2025 | Blk 415 · 5 ROOM | S$4,000 | — |
| Mar 2025 | Blk 415 · 5 ROOM | S$4,700 | — |
| Feb 2025 | Blk 415 · 5 ROOM | S$4,000 | — |
| Jun 2024 | Blk 415 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 415 · 5 ROOM | S$3,500 | — |
| Feb 2024 | Blk 415 · 5 ROOM | S$4,000 | — |
| Dec 2023 | Blk 415 · 4 ROOM | S$3,700 | — |
| Aug 2023 | Blk 415 · 4 ROOM | S$3,850 | — |
| Jun 2023 | Blk 415 · 4 ROOM | S$2,500 | — |
| May 2023 | Blk 415 · 5 ROOM | S$4,000 | — |
| Dec 2022 | Blk 415 · 5 ROOM | S$3,200 | — |
| Oct 2022 | Blk 415 · 5 ROOM | S$3,900 | — |
| Jun 2022 | Blk 415 · 4 ROOM | S$1,150 | — |
| Dec 2021 | Blk 415 · 5 ROOM | S$2,750 | — |
| Nov 2021 | Blk 415 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 415 · 4 ROOM | S$2,500 | — |
| Sept 2021 | Blk 415 · 4 ROOM | S$2,700 | — |
| Aug 2021 | Blk 415 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 415 · 5 ROOM | S$2,600 | — |
| Apr 2021 | Blk 415 · 5 ROOM | S$2,500 | — |
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 56 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 | 51 years | S$730,266 | S$806,272 | S$873,208 | S$888,480 |
| 10 years | 46 years | S$693,481 | S$845,349 | S$991,536 | S$1,026,521 |
| 20 years | 36 years | S$609,644 | S$905,898 | S$1,246,304 | S$1,335,804 |
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.