Blk 109 Lengkong Tiga
Project page · 99-year lease from 1989
Based on 12 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 111 | 07 TO 09 | 125 sqm | S$1,150,000 | S$9,200 psm | ×1.000 | S$9,200 psm |
| Sept 2026 | Blk 114 | 04 TO 06 | 130 sqm | S$948,888 | S$7,299 psm | ×1.000 | S$7,299 psm |
| Sept 2026 | Blk 116 | 07 TO 09 | 120 sqm | S$1,052,000 | S$8,767 psm | ×1.000 | S$8,767 psm |
| Sept 2026 | Blk 102 | 04 TO 06 | 129 sqm | S$1,168,000 | S$9,054 psm | ×1.000 | S$9,054 psm |
| Aug 2026 | Blk 114 | 10 TO 12 | 120 sqm | S$1,090,000 | S$9,083 psm | ×1.000 | S$9,083 psm |
| Jul 2026 | Blk 110 | 04 TO 06 | 121 sqm | S$980,000 | S$8,099 psm | ×1.000 | S$8,099 psm |
| Jun 2026 | Blk 113 | 01 TO 03 | 123 sqm | S$870,000 | S$7,073 psm | ×1.000 | S$7,073 psm |
| Jun 2026 | Blk 102 | 07 TO 09 | 121 sqm | S$1,000,000 | S$8,264 psm | ×1.000 | S$8,264 psm |
| May 2026 | Blk 103 | 13 TO 15 | 130 sqm | S$1,168,000 | S$8,985 psm | ×1.000 | S$8,985 psm |
| Apr 2026 | Blk 103 | 07 TO 09 | 121 sqm | S$1,058,000 | S$8,744 psm | ×1.000 | S$8,744 psm |
| Mar 2026 | Blk 102 | 07 TO 09 | 129 sqm | S$980,000 | S$7,597 psm | ×0.997 | S$7,574 psm |
| Nov 2025 | Blk 111 | 10 TO 12 | 130 sqm | S$1,050,000 | S$8,077 psm | ×0.996 | S$8,045 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.
4.50% gross yield
S$48,000 of rent a year against the estimate above · 1.18 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 13 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 |
|---|---|---|---|
| Sept 2026 | 114 | 5 ROOM | S$4,000 |
| Aug 2026 | 112 | 5 ROOM | S$4,000 |
| Jul 2026 | 112 | 5 ROOM | S$4,600 |
| Jul 2026 | 112 | 5 ROOM | S$4,500 |
| May 2026 | 114 | 5 ROOM | S$3,200 |
| May 2026 | 111 | 5 ROOM | S$2,200 |
| Apr 2026 | 109 | 5 ROOM | S$4,150 |
| Apr 2026 | 102 | 5 ROOM | S$3,500 |
median of 13 HDB rental approvals for 5 ROOM on Lengkong Tiga since 2025-10.
Buying or selling at S$1,067,268?
Buying: Stamp duty on S$1,067,268 · Cash and CPF needed on S$1,067,268 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,067,268.
Each opens with this figure filled in; change anything there.
Primary schools near 109 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 · 631 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Maha Bodhi School · 1,001 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Opera Estate Primary School · 1,483 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,517 m
- Haig Girls' School (girls) · 1,604 m · no 2025 Phase 2C ballot
- CHIJ (Katong) Primary (girls) · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 109 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 121 sqm | S$960,000 | S$7,934 psm |
| May 2024 | Blk 109 · 5 ROOM · 07 TO 09 · Improved · 64 years left | 126 sqm | S$1,050,000 | S$8,333 psm |
| Mar 2022 | Blk 109 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 125 sqm | S$795,000 | S$6,360 psm |
| Oct 2021 | Blk 109 · 5 ROOM · 01 TO 03 · Improved · 66 years left | 125 sqm | S$700,000 | S$5,600 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 109 · 5 ROOM | S$4,150 | — |
| May 2025 | Blk 109 · 5 ROOM | S$3,000 | — |
| Nov 2024 | Blk 109 · 5 ROOM | S$4,000 | — |
| Dec 2022 | Blk 109 · 5 ROOM | S$3,300 | — |
| Apr 2022 | Blk 109 · 5 ROOM | S$2,300 | — |
| Feb 2022 | Blk 109 · 5 ROOM | S$3,200 | — |
| Feb 2021 | Blk 109 · 5 ROOM | S$2,600 | — |
| Jan 2021 | Blk 109 · 5 ROOM | S$2,550 | — |
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$1,029,695 | S$1,136,867 | S$1,231,248 | S$1,252,782 |
| 10 years | 51 years | S$982,943 | S$1,198,203 | S$1,405,409 | S$1,454,996 |
| 20 years | 41 years | S$879,054 | S$1,306,229 | S$1,797,065 | S$1,926,117 |
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.