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HDB · 410649

Blk 649 Jln Tenaga

Project page · 99-year lease from 1993

Indicative value range
S$813,562 – S$855,476
Indicative mid S$838,450 · S$6,873 psm

Based on 24 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 64604 TO 06122 sqmS$855,000S$7,008 psm×1.000S$7,008 psm
Oct 2026Blk 65601 TO 03125 sqmS$838,000S$6,704 psm×1.000S$6,704 psm
Oct 2026Blk 64507 TO 09121 sqmS$880,000S$7,273 psm×1.000S$7,273 psm
Oct 2026Blk 65210 TO 12126 sqmS$885,000S$7,024 psm×1.000S$7,024 psm
Oct 2026Blk 65304 TO 06127 sqmS$890,000S$7,008 psm×1.000S$7,008 psm
Sept 2026Blk 65804 TO 06126 sqmS$838,000S$6,651 psm×1.000S$6,651 psm
Sept 2026Blk 65001 TO 03131 sqmS$870,000S$6,641 psm×1.000S$6,641 psm
Aug 2026Blk 65904 TO 06125 sqmS$860,000S$6,880 psm×1.000S$6,880 psm
Jul 2026Blk 65107 TO 09126 sqmS$865,000S$6,865 psm×1.000S$6,865 psm
Jul 2026Blk 65607 TO 09125 sqmS$851,888S$6,815 psm×1.000S$6,815 psm
Jul 2026Blk 65207 TO 09125 sqmS$853,888S$6,831 psm×1.000S$6,831 psm
Jul 2026Blk 64704 TO 06123 sqmS$788,000S$6,407 psm×1.000S$6,407 psm
Apr 2026Blk 64604 TO 06124 sqmS$857,000S$6,911 psm×1.000S$6,911 psm
Mar 2026Blk 64916 TO 18123 sqmS$893,888S$7,267 psm×0.997S$7,246 psm
Feb 2026Blk 65504 TO 06133 sqmS$880,000S$6,617 psm×0.997S$6,597 psm
Feb 2026Blk 65804 TO 06125 sqmS$823,000S$6,584 psm×0.997S$6,565 psm
Feb 2026Blk 64507 TO 09126 sqmS$873,000S$6,929 psm×0.997S$6,908 psm
Feb 2026Blk 66001 TO 03121 sqmS$810,000S$6,694 psm×0.997S$6,674 psm
Feb 2026Blk 65813 TO 15127 sqmS$915,000S$7,205 psm×0.997S$7,183 psm
Jan 2026Blk 64816 TO 18123 sqmS$858,000S$6,976 psm×0.997S$6,955 psm
Jan 2026Blk 65310 TO 12125 sqmS$855,000S$6,840 psm×0.997S$6,820 psm
Dec 2025Blk 65313 TO 15124 sqmS$928,000S$7,484 psm×0.996S$7,454 psm
Nov 2025Blk 65601 TO 03126 sqmS$838,000S$6,651 psm×0.996S$6,625 psm
Nov 2025Blk 65613 TO 15126 sqmS$920,000S$7,302 psm×0.996S$7,273 psm

How accurate is this estimate for Jln Tenaga?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Jln Tenaga since.

Median error
2.1%

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$48,000 of rent a year against the estimate above · 0.04 points above flats like it

Homes like this rent for about S$4,000 a month, the middle of 23 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

ApprovedBlockFlatRent a month
Sept 20266455 ROOMS$4,100
Sept 20266475 ROOMS$3,700
Sept 20266595 ROOMS$3,600
Aug 20266575 ROOMS$3,900
Jul 20266455 ROOMS$4,100
Jul 20266575 ROOMS$3,450
Jun 20266495 ROOMS$4,300
Jun 20266455 ROOMS$4,200

median of 23 HDB rental approvals for 5 ROOM on Jln Tenaga since 2025-10.

Buying or selling at S$838,450?

Buying: Stamp duty on S$838,450 · Cash and CPF needed on S$838,450 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$838,450.

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

Primary schools near 649 Jln Tenaga

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
Mar 2026
Blk 649 · 5 ROOM · 16 TO 18 · Improved · 66 years left
123 sqmS$893,888S$7,267 psm
Sept 2024
Blk 649 · 5 ROOM · 07 TO 09 · Improved · 68 years left
122 sqmS$777,000S$6,369 psm
Jul 2024
Blk 649 · 5 ROOM · 13 TO 15 · Improved · 68 years left
122 sqmS$845,000S$6,926 psm
Mar 2024
Blk 649 · 5 ROOM · 01 TO 03 · Improved · 68 years left
124 sqmS$680,000S$5,484 psm
Aug 2023
Blk 649 · 5 ROOM · 01 TO 03 · Improved · 69 years left
121 sqmS$655,000S$5,413 psm
See more

Showing 5 of 30.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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 years60 yearsS$812,272S$896,814S$971,266S$988,253
10 years55 yearsS$783,676S$955,296S$1,120,496S$1,160,031
20 years45 yearsS$710,411S$1,055,633S$1,452,305S$1,556,598

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.