Blk 20 Marine Ter
Project page · 99-year lease from 1975
Based on 3 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 20 | 07 TO 09 | 88 sqm | S$563,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Jul 2026 | Blk 20 | 04 TO 06 | 88 sqm | S$580,000 | S$6,591 psm | ×1.000 | S$6,591 psm |
| Jun 2026 | Blk 20 | 07 TO 09 | 88 sqm | S$668,000 | S$7,591 psm | ×1.000 | S$7,591 psm |
How accurate is this estimate for Marine Ter?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Marine Ter since.
- Median error
- 4.4%
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.
7.03% gross yield
S$40,800 of rent a year against the estimate above · 0.97 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 33 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 |
|---|---|---|---|
| Aug 2026 | 54 | 4 ROOM | S$3,500 |
| Aug 2026 | 54 | 4 ROOM | S$3,200 |
| Aug 2026 | 19 | 4 ROOM | S$3,100 |
| Jul 2026 | 18 | 4 ROOM | S$3,700 |
| Jul 2026 | 19 | 4 ROOM | S$3,600 |
| Jul 2026 | 55 | 4 ROOM | S$3,500 |
| Jul 2026 | 18 | 4 ROOM | S$3,500 |
| Jul 2026 | 18 | 4 ROOM | S$3,400 |
median of 33 HDB rental approvals for 4 ROOM on Marine Ter since 2025-10.
Buying or selling at S$580,000?
Buying: Stamp duty on S$580,000 · Cash and CPF needed on S$580,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$580,000.
Each opens with this figure filled in; change anything there.
Primary schools near 20 Marine Ter
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
- Ngee Ann Primary School · 285 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Tao Nan School · 371 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Katong) Primary (girls) · 473 m · no 2025 Phase 2C ballot
1 to 2 km
- Haig Girls' School (girls) · 1,518 m · no 2025 Phase 2C ballot
- Tanjong Katong Primary School · 1,533 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Stephen's School (boys) · 1,609 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,930 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 20 · 4 ROOM · 07 TO 09 · Improved · 47 years left | 88 sqm | S$563,000 | S$6,398 psm |
| Jul 2026 | Blk 20 · 4 ROOM · 04 TO 06 · Improved · 48 years left | 88 sqm | S$580,000 | S$6,591 psm |
| Jun 2026 | Blk 20 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$668,000 | S$7,591 psm |
| Jan 2026 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 65 sqm | S$447,000 | S$6,877 psm |
| Aug 2025 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 77 sqm | S$469,000 | S$6,091 psm |
| Jul 2025 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 65 sqm | S$488,000 | S$7,508 psm |
| Dec 2024 | Blk 20 · 4 ROOM · 01 TO 03 · Improved · 49 years left | 88 sqm | S$523,000 | S$5,943 psm |
| Aug 2024 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 49 years left excluded: outlier | 76 sqm | S$426,000 | S$5,605 psm |
| Jul 2024 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 77 sqm | S$450,000 | S$5,844 psm |
| Jan 2024 | Blk 20 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 65 sqm | S$430,000 | S$6,615 psm |
| Oct 2023 | Blk 20 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 88 sqm | S$550,000 | S$6,250 psm |
| Dec 2022 | Blk 20 · 4 ROOM · 10 TO 12 · Improved · 51 years left | 88 sqm | S$590,000 | S$6,705 psm |
| Oct 2022 | Blk 20 · 4 ROOM · 07 TO 09 · Improved · 51 years left | 88 sqm | S$582,000 | S$6,614 psm |
| Oct 2022 | Blk 20 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 88 sqm | S$565,000 | S$6,420 psm |
| Sept 2022 | Blk 20 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$413,000 | S$6,354 psm |
| Sept 2022 | Blk 20 · 3 ROOM · 01 TO 03 · Improved · 51 years left excluded: outlier | 77 sqm | S$328,000 | S$4,260 psm |
| Oct 2021 | Blk 20 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$357,800 | S$5,505 psm |
Showing 17 of 65.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 20 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 20 · 3 ROOM | S$3,000 | — |
| Dec 2025 | Blk 20 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 20 · 3 ROOM | S$3,500 | — |
| Aug 2025 | Blk 20 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 20 · 3 ROOM | S$3,350 | — |
| Apr 2025 | Blk 20 · 4 ROOM | S$4,700 | — |
| Mar 2025 | Blk 20 · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 20 · 3 ROOM | S$2,900 | — |
| Nov 2024 | Blk 20 · 3 ROOM | S$2,100 | — |
| Aug 2024 | Blk 20 · 3 ROOM | S$2,750 | — |
| Jul 2024 | Blk 20 · 4 ROOM | S$3,100 | — |
| Jun 2024 | Blk 20 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 20 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 20 · 4 ROOM | S$2,900 | — |
| Dec 2023 | Blk 20 · 3 ROOM | S$1,700 | — |
| Sept 2023 | Blk 20 · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 20 · 3 ROOM | S$3,350 | — |
| May 2023 | Blk 20 · 4 ROOM | S$4,900 | — |
| Apr 2023 | Blk 20 · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 20 · 3 ROOM | S$1,850 | — |
| Jul 2022 | Blk 20 · 3 ROOM | S$3,150 | — |
| Jul 2022 | Blk 20 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 20 · 3 ROOM | S$1,700 | — |
| May 2022 | Blk 20 · 4 ROOM | S$3,100 | — |
| Mar 2022 | Blk 20 · 3 ROOM | S$2,800 | — |
| Feb 2022 | Blk 20 · 4 ROOM | S$2,450 | — |
| Dec 2021 | Blk 20 · 3 ROOM | S$1,700 | — |
| Nov 2021 | Blk 20 · 3 ROOM | S$1,850 | — |
| Sept 2021 | Blk 20 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 20 · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 20 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 20 · 3 ROOM | S$1,800 | — |
| Jan 2021 | Blk 20 · 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 47 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 | 42 years | S$546,213 | S$603,063 | S$653,129 | S$664,551 |
| 10 years | 37 years | S$509,882 | S$621,543 | S$729,027 | S$754,750 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.