Blk 650 Jln Tenaga
Project page · 99-year lease from 1996
Based on 11 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 658 | 07 TO 09 | 106 sqm | S$735,000 | S$6,934 psm | ×1.000 | S$6,934 psm |
| Sept 2026 | Blk 647 | 01 TO 03 | 104 sqm | S$648,000 | S$6,231 psm | ×1.000 | S$6,231 psm |
| Jul 2026 | Blk 659 | 04 TO 06 | 105 sqm | S$699,999 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Jul 2026 | Blk 654 | 01 TO 03 | 108 sqm | S$700,000 | S$6,481 psm | ×1.000 | S$6,481 psm |
| May 2026 | Blk 654 | 07 TO 09 | 108 sqm | S$728,000 | S$6,741 psm | ×1.000 | S$6,741 psm |
| May 2026 | Blk 651 | 04 TO 06 | 106 sqm | S$688,000 | S$6,491 psm | ×1.000 | S$6,491 psm |
| May 2026 | Blk 651 | 04 TO 06 | 108 sqm | S$715,000 | S$6,620 psm | ×1.000 | S$6,620 psm |
| Jan 2026 | Blk 660 | 04 TO 06 | 107 sqm | S$700,000 | S$6,542 psm | ×0.997 | S$6,523 psm |
| Dec 2025 | Blk 660 | 07 TO 09 | 105 sqm | S$720,000 | S$6,857 psm | ×0.996 | S$6,830 psm |
| Dec 2025 | Blk 659 | 04 TO 06 | 106 sqm | S$700,000 | S$6,604 psm | ×0.996 | S$6,578 psm |
| Nov 2025 | Blk 650 | 07 TO 09 | 108 sqm | S$720,000 | S$6,667 psm | ×0.996 | S$6,640 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.
5.83% gross yield
S$41,700 of rent a year against the estimate above · 0.86 points below flats like it
Homes like this rent for about S$3,475 a month, the middle of 16 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 | 655 | 4 ROOM | S$3,300 |
| Sept 2026 | 656 | 4 ROOM | S$2,400 |
| Aug 2026 | 657 | 4 ROOM | S$3,600 |
| Aug 2026 | 655 | 4 ROOM | S$3,400 |
| Aug 2026 | 651 | 4 ROOM | S$2,900 |
| Jul 2026 | 650 | 4 ROOM | S$3,500 |
| Jul 2026 | 656 | 4 ROOM | S$3,500 |
| Jul 2026 | 651 | 4 ROOM | S$2,500 |
median of 16 HDB rental approvals for 4 ROOM on Jln Tenaga since 2025-10.
Buying or selling at S$715,000?
Buying: Stamp duty on S$715,000 · Cash and CPF needed on S$715,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,000.
Each opens with this figure filled in; change anything there.
Primary schools near 650 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
- Telok Kurau Primary School · 334 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 682 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Damai Primary School · 1,402 m
- St. Stephen's School (boys) · 1,751 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 650 · 5 ROOM · 01 TO 03 · Model A · 69 years left | 131 sqm | S$870,000 | S$6,641 psm |
| Nov 2025 | Blk 650 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 108 sqm | S$720,000 | S$6,667 psm |
| Oct 2025 | Blk 650 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$620,000 | S$5,794 psm |
| Jul 2025 | Blk 650 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 108 sqm | S$650,000 | S$6,019 psm |
| Jul 2025 | Blk 650 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 108 sqm | S$650,000 | S$6,019 psm |
| Sept 2024 | Blk 650 · 4 ROOM · 01 TO 03 · Model A · 71 years left | 107 sqm | S$665,000 | S$6,215 psm |
| Feb 2023 | Blk 650 · 4 ROOM · 04 TO 06 · Model A · 73 years left | 108 sqm | S$578,000 | S$5,352 psm |
| Oct 2021 | Blk 650 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 108 sqm | S$510,000 | S$4,722 psm |
Showing 8 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 650 · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 650 · 4 ROOM | S$4,000 | — |
| Feb 2026 | Blk 650 · 4 ROOM | S$2,000 | — |
| Jul 2025 | Blk 650 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 650 · 5 ROOM | S$4,100 | — |
| May 2025 | Blk 650 · 4 ROOM | S$3,800 | — |
| May 2025 | Blk 650 · 4 ROOM | S$2,950 | — |
| Mar 2025 | Blk 650 · 5 ROOM | S$3,200 | — |
| Feb 2025 | Blk 650 · 4 ROOM | S$4,000 | — |
| Sept 2024 | Blk 650 · 4 ROOM | S$3,500 | — |
| Jul 2024 | Blk 650 · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 650 · 4 ROOM | S$4,000 | — |
| Jan 2024 | Blk 650 · 4 ROOM | S$2,000 | — |
| Oct 2023 | Blk 650 · 5 ROOM | S$3,900 | — |
| Jul 2023 | Blk 650 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 650 · 5 ROOM | S$3,200 | — |
| Mar 2023 | Blk 650 · 4 ROOM | S$2,200 | — |
| Feb 2023 | Blk 650 · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 650 · 4 ROOM | S$3,100 | — |
| Jul 2022 | Blk 650 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 650 · 5 ROOM | S$2,450 | — |
| Jan 2022 | Blk 650 · 4 ROOM | S$1,550 | — |
| Sept 2021 | Blk 650 · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 650 · 5 ROOM | S$2,600 | — |
| Jul 2021 | Blk 650 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 650 · 4 ROOM | S$2,200 | — |
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 68 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 | 63 years | S$692,676 | S$764,771 | S$828,261 | S$842,747 |
| 10 years | 58 years | S$668,290 | S$814,642 | S$955,519 | S$989,233 |
| 20 years | 48 years | S$605,813 | S$900,206 | S$1,238,473 | S$1,327,411 |
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.