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HDB · 404002

Blk 2B Geylang Serai

Project page · 99-year lease from 2011

Indicative value range
S$956,126 – S$962,876
Indicative mid S$957,168 · S$10,075 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 2B16 TO 1895 sqmS$980,000S$10,316 psm×1.000S$10,316 psm
Apr 2026Blk 2B10 TO 1295 sqmS$953,000S$10,032 psm×1.000S$10,032 psm
Mar 2026Blk 2B10 TO 1295 sqmS$960,000S$10,105 psm×0.997S$10,075 psm
Jan 2026Blk 2B16 TO 1895 sqmS$960,000S$10,105 psm×0.997S$10,075 psm

How accurate is this estimate for Geylang Serai?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Geylang Serai since.

Median error
2.3%

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.

5.01% gross yield

S$48,000 of rent a year against the estimate above · 0.56 points below flats like it

Homes like this rent for about S$4,000 a month, the middle of 19 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 20263A4 ROOMS$4,300
Sept 20263A4 ROOMS$4,000
Jul 20262B4 ROOMS$4,000
Jul 20262B4 ROOMS$3,250
Apr 20262B4 ROOMS$4,200
Apr 20262B4 ROOMS$4,100
Apr 20262C4 ROOMS$3,900
Feb 20262B4 ROOMS$4,000

median of 19 HDB rental approvals for 4 ROOM on Geylang Serai since 2025-10.

Buying or selling at S$957,168?

Buying: Stamp duty on S$957,168 · Cash and CPF needed on S$957,168 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$957,168.

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

Primary schools near 2b Geylang Serai

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
Sept 2026
Blk 2B · 4 ROOM · 16 TO 18 · Model A · 84 years left
95 sqmS$980,000S$10,316 psm
May 2026
Blk 2B · 4 ROOM · 04 TO 06 · Model A · 85 years left
excluded: outlier
93 sqmS$855,000S$9,194 psm
Apr 2026
Blk 2B · 4 ROOM · 10 TO 12 · Model A · 85 years left
95 sqmS$953,000S$10,032 psm
Mar 2026
Blk 2B · 4 ROOM · 10 TO 12 · Model A · 85 years left
95 sqmS$960,000S$10,105 psm
Feb 2026
Blk 2B · 4 ROOM · 04 TO 06 · Model A · 85 years left
excluded: outlier
95 sqmS$840,888S$8,851 psm
Jan 2026
Blk 2B · 4 ROOM · 16 TO 18 · Model A · 85 years left
95 sqmS$960,000S$10,105 psm
Jun 2025
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 86 years left
95 sqmS$958,888S$10,094 psm
Apr 2024
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 87 years left
93 sqmS$870,000S$9,355 psm
Dec 2023
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 87 years left
93 sqmS$870,000S$9,355 psm
Jun 2023
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 88 years left
95 sqmS$801,000S$8,432 psm
Mar 2023
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 88 years left
95 sqmS$811,888S$8,546 psm
Mar 2023
Blk 2B · 4 ROOM · 07 TO 09 · Model A · 88 years left
95 sqmS$768,000S$8,084 psm
Nov 2022
Blk 2B · 4 ROOM · 16 TO 18 · Model A · 88 years left
95 sqmS$820,000S$8,632 psm
Aug 2022
Blk 2B · 4 ROOM · 13 TO 15 · Model A · 88 years left
95 sqmS$820,000S$8,632 psm
Jul 2022
Blk 2B · 4 ROOM · 16 TO 18 · Model A · 89 years left
93 sqmS$738,000S$7,935 psm
Jul 2022
Blk 2B · 4 ROOM · 01 TO 03 · Model A · 89 years left
excluded: outlier
95 sqmS$653,000S$6,874 psm
Nov 2021
Blk 2B · 4 ROOM · 07 TO 09 · Model A · 89 years left
95 sqmS$732,000S$7,705 psm
Nov 2021
Blk 2B · 4 ROOM · 01 TO 03 · Model A · 89 years left
excluded: outlier
93 sqmS$630,000S$6,774 psm
See more

Showing 18 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 83 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 years78 yearsS$894,632S$987,746S$1,069,748S$1,088,457
10 years73 yearsS$844,307S$1,029,206S$1,207,187S$1,249,781
20 years63 yearsS$784,661S$1,165,965S$1,604,096S$1,719,289

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.