Blk 12 Kg Arang Rd
Project page · 99-year lease from 1982
Based on 3 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 14 | 01 TO 03 | 103 sqm | S$706,000 | S$6,854 psm | ×1.000 | S$6,854 psm |
| Mar 2026 | Blk 12 | 10 TO 12 | 103 sqm | S$728,888 | S$7,077 psm | ×0.997 | S$7,056 psm |
| Feb 2026 | Blk 14 | 04 TO 06 | 103 sqm | S$750,000 | S$7,282 psm | ×0.997 | S$7,260 psm |
How accurate is this estimate for Kg Arang Rd?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
5.78% gross yield
S$42,000 of rent a year against the estimate above · 2.03 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 |
|---|---|---|---|
| May 2026 | 14 | 3 ROOM | S$3,650 |
| May 2026 | 12 | 3 ROOM | S$3,500 |
| May 2026 | 12 | 3 ROOM | S$3,400 |
| Apr 2026 | 12 | 3 ROOM | S$3,600 |
| Apr 2026 | 12 | 3 ROOM | S$3,300 |
| Dec 2025 | 14 | 3 ROOM | S$3,500 |
| Oct 2025 | 14 | 3 ROOM | S$3,600 |
median of 7 HDB rental approvals for 3 ROOM on Kg Arang Rd since 2025-10.
Buying or selling at S$726,737?
Buying: Stamp duty on S$726,737 · Cash and CPF needed on S$726,737 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$726,737.
Each opens with this figure filled in; change anything there.
Primary schools near 12 Kg Arang Rd
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.
1 to 2 km
- Kong Hwa School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,736 m · no 2025 Phase 2C ballot
- Tanjong Katong Primary School · 1,855 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 12 · 3 ROOM · 10 TO 12 · New Generation · 55 years left | 103 sqm | S$728,888 | S$7,077 psm |
| Jun 2025 | Blk 12 · 4 ROOM · 10 TO 12 · New Generation · 56 years left | 123 sqm | S$888,888 | S$7,227 psm |
| Dec 2024 | Blk 12 · 3 ROOM · 07 TO 09 · New Generation · 57 years left | 103 sqm | S$660,000 | S$6,408 psm |
| Sept 2024 | Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Aug 2024 | Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 103 sqm | S$618,000 | S$6,000 psm |
| Feb 2024 | Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 57 years left | 103 sqm | S$645,000 | S$6,262 psm |
| Dec 2023 | Blk 12 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 103 sqm | S$630,000 | S$6,117 psm |
| Sept 2023 | Blk 12 · 4 ROOM · 10 TO 12 · New Generation · 58 years left | 123 sqm | S$688,000 | S$5,594 psm |
| Jul 2023 | Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 107 sqm | S$600,000 | S$5,607 psm |
| Apr 2023 | Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 58 years left excluded: outlier | 103 sqm | S$500,000 | S$4,854 psm |
| Mar 2023 | Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 103 sqm | S$605,000 | S$5,874 psm |
| Nov 2022 | Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 103 sqm | S$576,000 | S$5,592 psm |
| Aug 2022 | Blk 12 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 103 sqm | S$592,500 | S$5,752 psm |
| Dec 2021 | Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 107 sqm | S$590,000 | S$5,514 psm |
| Nov 2021 | Blk 12 · 3 ROOM · 01 TO 03 · New Generation · 60 years left excluded: outlier | 103 sqm | S$488,000 | S$4,738 psm |
Showing 15 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 12 · 4 ROOM | S$5,400 | — |
| Jun 2026 | Blk 12 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 12 · 3 ROOM | S$3,500 | — |
| May 2026 | Blk 12 · 3 ROOM | S$3,400 | — |
| Apr 2026 | Blk 12 · 4 ROOM | S$3,800 | — |
| Apr 2026 | Blk 12 · 3 ROOM | S$3,600 | — |
| Apr 2026 | Blk 12 · 3 ROOM | S$3,300 | — |
| Mar 2025 | Blk 12 · 4 ROOM | S$4,500 | — |
| Feb 2025 | Blk 12 · 3 ROOM | S$4,000 | — |
| Jul 2024 | Blk 12 · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 12 · 3 ROOM | S$2,900 | — |
| May 2024 | Blk 12 · 3 ROOM | S$3,600 | — |
| May 2024 | Blk 12 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 12 · 3 ROOM | S$3,200 | — |
| Mar 2024 | Blk 12 · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 12 · 3 ROOM | S$2,200 | — |
| Jan 2023 | Blk 12 · 3 ROOM | S$3,800 | — |
| Dec 2022 | Blk 12 · 3 ROOM | S$3,900 | — |
| Jul 2022 | Blk 12 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 12 · 4 ROOM | S$1,800 | — |
| Apr 2022 | Blk 12 · 4 ROOM | S$2,700 | — |
| Mar 2022 | Blk 12 · 3 ROOM | S$3,000 | — |
| Feb 2022 | Blk 12 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 12 · 3 ROOM | S$2,600 | — |
| Sept 2021 | Blk 12 · 4 ROOM | S$1,500 | — |
| Jul 2021 | Blk 12 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 12 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 12 · 3 ROOM | S$2,000 | — |
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 54 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 | 49 years | S$690,130 | S$761,959 | S$825,216 | S$839,649 |
| 10 years | 44 years | S$649,927 | S$792,257 | S$929,263 | S$962,050 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.