Blk 104 Lengkong Tiga
Project page · 99-year lease from 1989
Based on 4 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 108 | 01 TO 03 | 146 sqm | S$1,200,000 | S$8,219 psm | ×1.000 | S$8,219 psm |
| Jul 2026 | Blk 108 | 07 TO 09 | 150 sqm | S$1,220,000 | S$8,133 psm | ×1.000 | S$8,133 psm |
| May 2026 | Blk 108 | 04 TO 06 | 154 sqm | S$1,200,000 | S$7,792 psm | ×1.000 | S$7,792 psm |
| Dec 2025 | Blk 106 | 01 TO 03 | 146 sqm | S$1,200,000 | S$8,219 psm | ×0.996 | S$8,187 psm |
How accurate is this estimate for Lengkong Tiga?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 24 sales in Lengkong Tiga since.
- Median error
- 4.9%
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$51,600 of rent a year against the estimate above · 0.37 points below flats like it
Homes like this rent for about S$4,300 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 | 108 | EXECUTIVE | S$4,300 |
| Aug 2026 | 104 | EXECUTIVE | S$5,100 |
| Apr 2026 | 108 | EXECUTIVE | S$4,400 |
| Feb 2026 | 106 | EXECUTIVE | S$4,300 |
| Feb 2026 | 106 | EXECUTIVE | S$4,000 |
| Oct 2025 | 105 | EXECUTIVE | S$4,000 |
median of 6 HDB rental approvals for EXECUTIVE on Lengkong Tiga since 2025-10.
Buying or selling at S$1,191,376?
Buying: Stamp duty on S$1,191,376 · Cash and CPF needed on S$1,191,376 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,191,376.
Each opens with this figure filled in; change anything there.
Primary schools near 104 Lengkong Tiga
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
- Telok Kurau Primary School · 544 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 866 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Stephen's School (boys) · 1,064 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Damai Primary School · 1,504 m
- Opera Estate Primary School · 1,616 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,654 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2024 | Blk 104 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$1,060,000 | S$7,260 psm |
| Aug 2024 | Blk 104 · EXECUTIVE · 07 TO 09 · Maisonette · 64 years left | 146 sqm | S$1,080,000 | S$7,397 psm |
| Jan 2024 | Blk 104 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 146 sqm | S$968,000 | S$6,630 psm |
| Nov 2023 | Blk 104 · EXECUTIVE · 04 TO 06 · Maisonette · 64 years left | 150 sqm | S$1,029,000 | S$6,860 psm |
| Feb 2023 | Blk 104 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left | 146 sqm | S$880,000 | S$6,027 psm |
| Nov 2022 | Blk 104 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left excluded: outlier | 150 sqm | S$858,000 | S$5,720 psm |
| Jun 2022 | Blk 104 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 146 sqm | S$930,000 | S$6,370 psm |
Showing 7 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 104 · EXECUTIVE | S$5,100 | — |
| Jun 2025 | Blk 104 · EXECUTIVE | S$1,700 | — |
| Feb 2025 | Blk 104 · EXECUTIVE | S$5,100 | — |
| Aug 2024 | Blk 104 · EXECUTIVE | S$3,900 | — |
| Dec 2023 | Blk 104 · EXECUTIVE | S$5,100 | — |
| Oct 2023 | Blk 104 · EXECUTIVE | S$1,700 | — |
| Sept 2022 | Blk 104 · EXECUTIVE | S$3,300 | — |
| Jul 2022 | Blk 104 · EXECUTIVE | S$1,900 | — |
| Sept 2021 | Blk 104 · EXECUTIVE | S$1,500 | — |
| Aug 2021 | Blk 104 · EXECUTIVE | S$2,600 | — |
| May 2021 | Blk 104 · EXECUTIVE | S$1,900 | — |
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$1,149,434 | S$1,269,068 | S$1,374,425 | S$1,398,462 |
| 10 years | 51 years | S$1,097,245 | S$1,337,536 | S$1,568,837 | S$1,624,191 |
| 20 years | 41 years | S$981,276 | S$1,458,124 | S$2,006,038 | S$2,150,096 |
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.