Blk 116 Lengkong Tiga
Project page · 99-year lease from 1989
Based on 8 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 114 | 04 TO 06 | 104 sqm | S$790,000 | S$7,596 psm | ×1.000 | S$7,596 psm |
| Aug 2026 | Blk 114 | 01 TO 03 | 104 sqm | S$752,000 | S$7,231 psm | ×1.000 | S$7,231 psm |
| Jun 2026 | Blk 111 | 04 TO 06 | 104 sqm | S$740,000 | S$7,115 psm | ×1.000 | S$7,115 psm |
| Jun 2026 | Blk 102 | 07 TO 09 | 104 sqm | S$780,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Jan 2026 | Blk 114 | 01 TO 03 | 104 sqm | S$825,000 | S$7,933 psm | ×0.997 | S$7,909 psm |
| Jan 2026 | Blk 112 | 04 TO 06 | 104 sqm | S$822,000 | S$7,904 psm | ×0.997 | S$7,881 psm |
| Jan 2026 | Blk 111 | 01 TO 03 | 104 sqm | S$710,000 | S$6,827 psm | ×0.997 | S$6,807 psm |
| Dec 2025 | Blk 115 | 01 TO 03 | 104 sqm | S$740,000 | S$7,115 psm | ×0.996 | S$7,087 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.
5.72% gross yield
S$43,800 of rent a year against the estimate above · 0.97 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 116 | 4 ROOM | S$3,700 |
| Sept 2026 | 115 | 4 ROOM | S$3,500 |
| Aug 2026 | 110 | 4 ROOM | S$3,500 |
| Jul 2026 | 111 | 4 ROOM | S$3,000 |
| Jun 2026 | 111 | 4 ROOM | S$3,650 |
| Apr 2026 | 102 | 4 ROOM | S$3,650 |
| Dec 2025 | 112 | 4 ROOM | S$4,000 |
median of 7 HDB rental approvals for 4 ROOM on Lengkong Tiga since 2025-10.
Buying or selling at S$766,000?
Buying: Stamp duty on S$766,000 · Cash and CPF needed on S$766,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$766,000.
Each opens with this figure filled in; change anything there.
Primary schools near 116 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
- St. Stephen's School (boys) · 685 m · no 2025 Phase 2C ballot
- Telok Kurau Primary School · 822 m · no 2025 Phase 2C ballot
1 to 2 km
- Maha Bodhi School · 1,209 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,301 m · no 2025 Phase 2C ballot
- Haig Girls' School (girls) · 1,524 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,594 m
- CHIJ (Katong) Primary (girls) · 1,749 m · no 2025 Phase 2C ballot
- Tao Nan School · 1,876 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Ngee Ann Primary School · 1,969 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 116 · 5 ROOM · 07 TO 09 · Improved · 62 years left | 120 sqm | S$1,052,000 | S$8,767 psm |
| Feb 2025 | Blk 116 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 104 sqm | S$825,000 | S$7,933 psm |
| Nov 2024 | Blk 116 · 5 ROOM · 07 TO 09 · Improved · 63 years left | 125 sqm | S$950,000 | S$7,600 psm |
| Sept 2024 | Blk 116 · 5 ROOM · 13 TO 15 · Improved · 64 years left | 120 sqm | S$975,000 | S$8,125 psm |
| Feb 2024 | Blk 116 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 104 sqm | S$750,000 | S$7,212 psm |
| Jan 2024 | Blk 116 · 5 ROOM · 16 TO 18 · Improved · 64 years left | 125 sqm | S$998,000 | S$7,984 psm |
| Aug 2023 | Blk 116 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$770,000 | S$7,404 psm |
| Sept 2022 | Blk 116 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$670,000 | S$6,442 psm |
| Nov 2021 | Blk 116 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$668,000 | S$6,423 psm |
Showing 9 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 116 · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 116 · 5 ROOM | S$3,700 | — |
| Sept 2025 | Blk 116 · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 116 · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 116 · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 116 · 4 ROOM | S$3,600 | — |
| Feb 2024 | Blk 116 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 116 · 5 ROOM | S$3,200 | — |
| Jul 2023 | Blk 116 · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 116 · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 116 · 5 ROOM | S$2,500 | — |
| Jul 2022 | Blk 116 · 4 ROOM | S$2,650 | — |
| May 2022 | Blk 116 · 5 ROOM | S$2,400 | — |
| Oct 2021 | Blk 116 · 5 ROOM | S$2,700 | — |
| Aug 2021 | Blk 116 · 5 ROOM | S$2,500 | — |
| Jul 2021 | Blk 116 · 4 ROOM | S$2,350 | — |
| Jun 2021 | Blk 116 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 116 · 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 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$739,033 | S$815,952 | S$883,691 | S$899,146 |
| 10 years | 51 years | S$705,478 | S$859,974 | S$1,008,689 | S$1,044,280 |
| 20 years | 41 years | S$630,915 | S$937,506 | S$1,289,789 | S$1,382,412 |
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.