Blk 39 Jln Tiga
Project page · 99-year lease from 2005
Based on 6 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 45 | 04 TO 06 | 85 sqm | S$852,000 | S$10,024 psm | ×1.000 | S$10,024 psm |
| Apr 2026 | Blk 45 | 10 TO 12 | 93 sqm | S$980,000 | S$10,538 psm | ×1.000 | S$10,538 psm |
| Apr 2026 | Blk 49 | 10 TO 12 | 93 sqm | S$930,000 | S$10,000 psm | ×1.000 | S$10,000 psm |
| Mar 2026 | Blk 39 | 10 TO 12 | 93 sqm | S$965,000 | S$10,376 psm | ×0.997 | S$10,346 psm |
| Jan 2026 | Blk 49 | 10 TO 12 | 93 sqm | S$940,000 | S$10,108 psm | ×0.997 | S$10,078 psm |
| Nov 2025 | Blk 45 | 04 TO 06 | 85 sqm | S$838,000 | S$9,859 psm | ×0.996 | S$9,820 psm |
How accurate is this estimate for Jln Tiga?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Jln Tiga 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.
5.14% gross yield
S$48,000 of rent a year against the estimate above · 1.06 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 |
|---|---|---|---|
| Jul 2026 | 45 | 4 ROOM | S$4,100 |
| Jul 2026 | 49 | 4 ROOM | S$4,000 |
| Jun 2026 | 47 | 4 ROOM | S$3,900 |
| May 2026 | 49 | 4 ROOM | S$4,268 |
| May 2026 | 47 | 4 ROOM | S$3,700 |
| Apr 2026 | 49 | 4 ROOM | S$4,000 |
| Feb 2026 | 47 | 4 ROOM | S$3,050 |
| Jan 2026 | 47 | 4 ROOM | S$4,000 |
median of 13 HDB rental approvals for 4 ROOM on Jln Tiga since 2025-10.
Buying or selling at S$934,708?
Buying: Stamp duty on S$934,708 · Cash and CPF needed on S$934,708 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$934,708.
Each opens with this figure filled in; change anything there.
Primary schools near 39 Jln Tiga
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
- Opera Estate Primary School · 122 m · no 2025 Phase 2C ballot
- St. Stephen's School (boys) · 647 m · no 2025 Phase 2C ballot
1 to 2 km
- Fengshan Primary School · 1,177 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Bedok Green Primary School · 1,466 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,512 m
- Yu Neng Primary School · 1,554 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Red Swastika School · 1,669 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Telok Kurau Primary School · 1,692 m · no 2025 Phase 2C ballot
- Ngee Ann Primary School · 1,847 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Mar 2026 | Blk 39 · 4 ROOM · 10 TO 12 · Model A · 78 years left | 93 sqm | S$965,000 | S$10,376 psm |
| Jul 2025 | Blk 39 · 4 ROOM · 01 TO 03 · Model A · 79 years left | 93 sqm | S$915,000 | S$9,839 psm |
| May 2024 | Blk 39 · 4 ROOM · 01 TO 03 · Model A · 80 years left | 93 sqm | S$860,000 | S$9,247 psm |
| Feb 2024 | Blk 39 · 4 ROOM · 07 TO 09 · Model A · 80 years left | 93 sqm | S$846,888 | S$9,106 psm |
| Jan 2024 | Blk 39 · 4 ROOM · 19 TO 21 · Model A · 80 years left | 93 sqm | S$930,000 | S$10,000 psm |
| Oct 2023 | Blk 39 · 4 ROOM · 10 TO 12 · Model A · 81 years left | 93 sqm | S$800,000 | S$8,602 psm |
| Aug 2023 | Blk 39 · 5 ROOM · 13 TO 15 · Improved · 81 years left | 111 sqm | S$1,000,000 | S$9,009 psm |
| Sept 2022 | Blk 39 · 4 ROOM · 07 TO 09 · Model A · 82 years left | 93 sqm | S$780,000 | S$8,387 psm |
| Jul 2022 | Blk 39 · 5 ROOM · 04 TO 06 · Improved · 82 years left | 111 sqm | S$880,000 | S$7,928 psm |
| Apr 2022 | Blk 39 · 5 ROOM · 01 TO 03 · Improved · 82 years left | 111 sqm | S$845,000 | S$7,613 psm |
| Dec 2021 | Blk 39 · 4 ROOM · 04 TO 06 · Model A · 82 years left | 93 sqm | S$630,000 | S$6,774 psm |
Showing 11 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 39 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 39 · 4 ROOM | S$3,900 | — |
| Aug 2024 | Blk 39 · 5 ROOM | S$4,000 | — |
| Sept 2022 | Blk 39 · 5 ROOM | S$3,200 | — |
| Feb 2022 | Blk 39 · 5 ROOM | S$2,600 | — |
| Aug 2021 | Blk 39 · 5 ROOM | S$2,600 | — |
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 77 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 | 72 years | S$882,128 | S$973,941 | S$1,054,797 | S$1,073,244 |
| 10 years | 67 years | S$846,232 | S$1,031,552 | S$1,209,939 | S$1,252,630 |
| 20 years | 57 years | S$790,950 | S$1,175,310 | S$1,616,951 | S$1,733,068 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.