homequant
HDB · 460028

Blk 28 New Upp Changi Rd

Project page · 99-year lease from 1977

Indicative value range
S$386,855 – S$418,000
Indicative mid S$399,259 · S$6,142 psm

Based on 21 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2810 TO 1265 sqmS$390,000S$6,000 psm×1.000S$6,000 psm
Aug 2026Blk 5707 TO 0968 sqmS$430,000S$6,324 psm×1.000S$6,324 psm
Aug 2026Blk 3004 TO 0665 sqmS$380,000S$5,846 psm×1.000S$5,846 psm
Aug 2026Blk 2904 TO 0665 sqmS$385,000S$5,923 psm×1.000S$5,923 psm
Jun 2026Blk 5701 TO 0360 sqmS$370,000S$6,167 psm×1.000S$6,167 psm
Jun 2026Blk 5710 TO 1260 sqmS$409,000S$6,817 psm×1.000S$6,817 psm
Jun 2026Blk 2707 TO 0965 sqmS$418,000S$6,431 psm×1.000S$6,431 psm
May 2026Blk 2807 TO 0965 sqmS$390,000S$6,000 psm×1.000S$6,000 psm
Mar 2026Blk 3004 TO 0665 sqmS$355,000S$5,462 psm×0.997S$5,445 psm
Feb 2026Blk 2707 TO 0965 sqmS$388,000S$5,969 psm×0.997S$5,952 psm
Jan 2026Blk 5707 TO 0960 sqmS$400,000S$6,667 psm×0.997S$6,647 psm
Jan 2026Blk 2713 TO 1574 sqmS$458,000S$6,189 psm×0.997S$6,171 psm
Jan 2026Blk 2707 TO 0974 sqmS$448,000S$6,054 psm×0.997S$6,036 psm
Jan 2026Blk 2407 TO 0973 sqmS$458,000S$6,274 psm×0.997S$6,255 psm
Jan 2026Blk 3010 TO 1265 sqmS$395,000S$6,077 psm×0.997S$6,059 psm
Dec 2025Blk 5713 TO 1568 sqmS$465,000S$6,838 psm×0.996S$6,811 psm
Dec 2025Blk 5704 TO 0660 sqmS$370,000S$6,167 psm×0.996S$6,142 psm
Dec 2025Blk 3010 TO 1265 sqmS$370,000S$5,692 psm×0.996S$5,670 psm
Dec 2025Blk 2413 TO 1573 sqmS$488,000S$6,685 psm×0.996S$6,659 psm
Nov 2025Blk 21004 TO 0668 sqmS$400,000S$5,882 psm×0.996S$5,859 psm
Nov 2025Blk 2710 TO 1265 sqmS$438,888S$6,752 psm×0.996S$6,726 psm

How accurate is this estimate for New Upp Changi Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 52 sales in New Upp Changi Rd since.

Median error
4.3%

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.

8.42% gross yield

S$33,600 of rent a year against the estimate above · 0.78 points below flats like it

Homes like this rent for about S$2,800 a month, the middle of 75 approvals in the last year.

Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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

ApprovedBlockFlatRent a month
Sept 2026303 ROOMS$3,100
Sept 2026243 ROOMS$3,000
Sept 2026283 ROOMS$2,800
Sept 2026303 ROOMS$2,700
Sept 2026573 ROOMS$2,700
Sept 2026283 ROOMS$2,600
Sept 2026273 ROOMS$1,950
Aug 2026293 ROOMS$3,100

median of 75 HDB rental approvals for 3 ROOM on New Upp Changi Rd since 2025-10.

Buying or selling at S$399,259?

Buying: Stamp duty on S$399,259 · Cash and CPF needed on S$399,259 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$399,259.

Each opens with this figure filled in; change anything there.

Primary schools near 28 New Upp Changi 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$390,000S$6,000 psm
May 2026
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 50 years left
65 sqmS$390,000S$6,000 psm
Sept 2025
Blk 28 · 3 ROOM · 13 TO 15 · Improved · 51 years left
65 sqmS$435,000S$6,692 psm
Mar 2025
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 51 years left
65 sqmS$438,000S$6,738 psm
Feb 2025
Blk 28 · 3 ROOM · 13 TO 15 · Improved · 51 years left
65 sqmS$440,000S$6,769 psm
Jan 2025
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 52 years left
65 sqmS$418,000S$6,431 psm
Nov 2024
Blk 28 · 3 ROOM · 01 TO 03 · Improved · 52 years left
65 sqmS$380,000S$5,846 psm
Sept 2024
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$405,000S$6,231 psm
Sept 2024
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$385,000S$5,923 psm
Jun 2024
Blk 28 · 3 ROOM · 13 TO 15 · Improved · 52 years left
excluded: outlier
65 sqmS$421,000S$6,477 psm
Sept 2023
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$390,000S$6,000 psm
Jun 2023
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$395,000S$6,077 psm
May 2023
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 53 years left
65 sqmS$355,888S$5,475 psm
May 2023
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$348,000S$5,354 psm
Jan 2023
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$325,000S$5,000 psm
Jan 2023
Blk 28 · 3 ROOM · 01 TO 03 · Improved · 53 years left
excluded: outlier
65 sqmS$300,000S$4,615 psm
Nov 2022
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 54 years left
76 sqmS$420,000S$5,526 psm
Sept 2022
Blk 28 · 3 ROOM · 13 TO 15 · Improved · 54 years left
65 sqmS$341,888S$5,260 psm
Apr 2022
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 54 years left
65 sqmS$346,888S$5,337 psm
Mar 2022
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 54 years left
65 sqmS$335,000S$5,154 psm
Dec 2021
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 55 years left
65 sqmS$338,000S$5,200 psm
Dec 2021
Blk 28 · 3 ROOM · 07 TO 09 · Improved · 55 years left
65 sqmS$328,000S$5,046 psm
Oct 2021
Blk 28 · 3 ROOM · 10 TO 12 · Improved · 55 years left
65 sqmS$318,000S$4,892 psm
Oct 2021
Blk 28 · 3 ROOM · 04 TO 06 · Improved · 55 years left
65 sqmS$315,000S$4,846 psm
See more

Showing 24 of 123.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years44 yearsS$376,000S$415,135S$449,599S$457,462
10 years39 yearsS$350,991S$427,856S$501,846S$519,552

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.