Blk 656 Jln Tenaga
Project page · 99-year lease from 1996
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 656 | 01 TO 03 | 125 sqm | S$838,000 | S$6,704 psm | ×1.000 | S$6,704 psm |
| Jul 2026 | Blk 656 | 07 TO 09 | 125 sqm | S$851,888 | S$6,815 psm | ×1.000 | S$6,815 psm |
| Nov 2025 | Blk 656 | 01 TO 03 | 126 sqm | S$838,000 | S$6,651 psm | ×0.996 | S$6,625 psm |
| Nov 2025 | Blk 656 | 13 TO 15 | 126 sqm | S$920,000 | S$7,302 psm | ×0.996 | S$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.
5.64% gross yield
S$48,000 of rent a year against the estimate above · 0.04 points below 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 645 | 5 ROOM | S$4,100 |
| Sept 2026 | 647 | 5 ROOM | S$3,700 |
| Sept 2026 | 659 | 5 ROOM | S$3,600 |
| Aug 2026 | 657 | 5 ROOM | S$3,900 |
| Jul 2026 | 645 | 5 ROOM | S$4,100 |
| Jul 2026 | 657 | 5 ROOM | S$3,450 |
| Jun 2026 | 649 | 5 ROOM | S$4,300 |
| Jun 2026 | 645 | 5 ROOM | S$4,200 |
median of 23 HDB rental approvals for 5 ROOM on Jln Tenaga since 2025-10.
Buying or selling at S$851,703?
Buying: Stamp duty on S$851,703 · Cash and CPF needed on S$851,703 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$851,703.
Each opens with this figure filled in; change anything there.
Primary schools near 656 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 · 414 m · no 2025 Phase 2C ballot
- Maha Bodhi School · 812 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Damai Primary School · 1,374 m
- St. Stephen's School (boys) · 1,922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 656 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 125 sqm | S$838,000 | S$6,704 psm |
| Jul 2026 | Blk 656 · 5 ROOM · 07 TO 09 · Improved · 69 years left | 125 sqm | S$851,888 | S$6,815 psm |
| Nov 2025 | Blk 656 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 126 sqm | S$920,000 | S$7,302 psm |
| Nov 2025 | Blk 656 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 126 sqm | S$838,000 | S$6,651 psm |
| Aug 2024 | Blk 656 · 5 ROOM · 04 TO 06 · Improved · 71 years left | 126 sqm | S$788,000 | S$6,254 psm |
| Aug 2023 | Blk 656 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 125 sqm | S$798,888 | S$6,391 psm |
| Nov 2021 | Blk 656 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 125 sqm | S$675,000 | S$5,400 psm |
| Oct 2021 | Blk 656 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 124 sqm | S$642,800 | S$5,184 psm |
| Oct 2021 | Blk 656 · 4 ROOM · 07 TO 09 · Model A · 74 years left | 104 sqm | S$572,000 | S$5,500 psm |
Showing 9 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 656 · 4 ROOM | S$2,400 | — |
| Jul 2026 | Blk 656 · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 656 · 5 ROOM | S$3,300 | — |
| Feb 2025 | Blk 656 · 4 ROOM | S$4,000 | — |
| Nov 2024 | Blk 656 · 5 ROOM | S$4,000 | — |
| Oct 2024 | Blk 656 · 5 ROOM | S$3,850 | — |
| Jul 2024 | Blk 656 · 4 ROOM | S$2,200 | — |
| May 2024 | Blk 656 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 656 · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 656 · 5 ROOM | S$4,400 | — |
| Nov 2023 | Blk 656 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 656 · 5 ROOM | S$4,500 | — |
| Jan 2023 | Blk 656 · 5 ROOM | S$4,500 | — |
| Jan 2023 | Blk 656 · 4 ROOM | S$4,000 | — |
| Sept 2022 | Blk 656 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 656 · 4 ROOM | S$1,950 | — |
| Mar 2021 | Blk 656 · 5 ROOM | S$3,300 | — |
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$825,111 | S$910,990 | S$986,619 | S$1,003,874 |
| 10 years | 58 years | S$796,063 | S$970,397 | S$1,138,208 | S$1,178,368 |
| 20 years | 48 years | S$721,641 | S$1,072,320 | S$1,475,262 | S$1,581,203 |
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.