Blk 417 Eunos Rd 5
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 417 | 10 TO 12 | 142 sqm | S$1,120,000 | S$7,887 psm | ×1.000 | S$7,887 psm |
| Jul 2026 | Blk 417 | 13 TO 15 | 140 sqm | S$1,045,000 | S$7,464 psm | ×1.000 | S$7,464 psm |
| Jun 2026 | Blk 417 | 10 TO 12 | 140 sqm | S$1,100,088 | S$7,858 psm | ×1.000 | S$7,858 psm |
| May 2026 | Blk 417 | 04 TO 06 | 142 sqm | S$988,000 | S$6,958 psm | ×1.000 | S$6,958 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.
4.33% gross yield
S$47,100 of rent a year against the estimate above · 1.55 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 50 to 59 years of lease left yield 5.88%, from 39 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$1,087,866?
Buying: Stamp duty on S$1,087,866 · Cash and CPF needed on S$1,087,866 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,087,866.
Each opens with this figure filled in; change anything there.
Primary schools near 417 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) · 819 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,160 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kong Hwa School · 1,169 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Tanjong Katong Primary School · 1,399 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Geylang Methodist School (Primary) · 1,413 m · no 2025 Phase 2C ballot
- Canossa Catholic Primary School · 1,756 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 417 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 57 years left | 142 sqm | S$1,120,000 | S$7,887 psm |
| Jul 2026 | Blk 417 · 5 ROOM · 13 TO 15 · Model A-Maisonette · 57 years left | 140 sqm | S$1,045,000 | S$7,464 psm |
| Jun 2026 | Blk 417 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 57 years left | 140 sqm | S$1,100,088 | S$7,858 psm |
| May 2026 | Blk 417 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 58 years left | 142 sqm | S$988,000 | S$6,958 psm |
| Sept 2025 | Blk 417 · 4 ROOM · 10 TO 12 · Model A · 58 years left | 107 sqm | S$850,000 | S$7,944 psm |
| Jul 2025 | Blk 417 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 58 years left | 142 sqm | S$943,000 | S$6,641 psm |
| Nov 2024 | Blk 417 · 5 ROOM · 01 TO 03 · Model A-Maisonette · 59 years left | 140 sqm | S$950,000 | S$6,786 psm |
| May 2024 | Blk 417 · 5 ROOM · 07 TO 09 · Model A-Maisonette · 60 years left | 142 sqm | S$1,011,888 | S$7,126 psm |
| Dec 2023 | Blk 417 · 4 ROOM · 01 TO 03 · Model A · 60 years left excluded: outlier | 107 sqm | S$652,000 | S$6,093 psm |
| Nov 2023 | Blk 417 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 60 years left | 140 sqm | S$950,000 | S$6,786 psm |
| Jun 2023 | Blk 417 · 5 ROOM · 04 TO 06 · Model A-Maisonette · 60 years left | 142 sqm | S$880,888 | S$6,203 psm |
| Jan 2023 | Blk 417 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 102 sqm | S$668,888 | S$6,558 psm |
| Dec 2022 | Blk 417 · 5 ROOM · 10 TO 12 · Model A-Maisonette · 61 years left | 142 sqm | S$1,020,000 | S$7,183 psm |
Showing 13 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 417 · 4 ROOM | S$4,100 | — |
| May 2026 | Blk 417 · 4 ROOM | S$3,500 | — |
| May 2025 | Blk 417 · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 417 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 417 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 417 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 417 · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 417 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 417 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 417 · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 417 · 4 ROOM | S$3,000 | — |
| Apr 2022 | Blk 417 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 417 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 417 · 4 ROOM | S$2,400 | — |
| May 2021 | Blk 417 · 4 ROOM | S$2,750 | — |
| Feb 2021 | Blk 417 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 417 · 4 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$1,038,473 | S$1,146,558 | S$1,241,744 | S$1,263,461 |
| 10 years | 46 years | S$986,163 | S$1,202,127 | S$1,410,011 | S$1,459,762 |
| 20 years | 36 years | S$866,942 | S$1,288,231 | S$1,772,304 | S$1,899,578 |
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.