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HDB · 460065

Blk 65 New Upp Changi Rd

Project page · 99-year lease from 1978

Indicative value range
S$498,851 – S$531,898
Indicative mid S$514,233 · S$5,589 psm

Based on 22 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 5313 TO 1584 sqmS$445,000S$5,298 psm×1.000S$5,298 psm
Oct 2026Blk 5113 TO 1584 sqmS$515,000S$6,131 psm×1.000S$6,131 psm
Sept 2026Blk 6401 TO 0392 sqmS$510,000S$5,543 psm×1.000S$5,543 psm
Sept 2026Blk 5213 TO 1584 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Sept 2026Blk 6304 TO 0692 sqmS$505,000S$5,489 psm×1.000S$5,489 psm
Sept 2026Blk 6404 TO 0692 sqmS$505,000S$5,489 psm×1.000S$5,489 psm
Sept 2026Blk 5210 TO 1284 sqmS$475,000S$5,655 psm×1.000S$5,655 psm
Aug 2026Blk 5104 TO 0684 sqmS$462,000S$5,500 psm×1.000S$5,500 psm
Aug 2026Blk 5107 TO 0984 sqmS$420,000S$5,000 psm×1.000S$5,000 psm
Aug 2026Blk 5213 TO 1584 sqmS$456,888S$5,439 psm×1.000S$5,439 psm
Aug 2026Blk 5110 TO 1284 sqmS$488,000S$5,810 psm×1.000S$5,810 psm
Aug 2026Blk 5213 TO 1584 sqmS$492,000S$5,857 psm×1.000S$5,857 psm
Jul 2026Blk 5210 TO 1284 sqmS$475,000S$5,655 psm×1.000S$5,655 psm
Jul 2026Blk 5207 TO 0984 sqmS$450,000S$5,357 psm×1.000S$5,357 psm
Jun 2026Blk 6507 TO 0992 sqmS$485,000S$5,272 psm×1.000S$5,272 psm
Jun 2026Blk 5307 TO 0984 sqmS$455,000S$5,417 psm×1.000S$5,417 psm
Apr 2026Blk 5304 TO 0684 sqmS$475,000S$5,655 psm×1.000S$5,655 psm
Apr 2026Blk 6310 TO 1292 sqmS$538,000S$5,848 psm×1.000S$5,848 psm
Feb 2026Blk 6307 TO 0992 sqmS$550,000S$5,978 psm×0.997S$5,961 psm
Feb 2026Blk 6510 TO 1292 sqmS$520,000S$5,652 psm×0.997S$5,636 psm
Jan 2026Blk 5104 TO 0684 sqmS$480,000S$5,714 psm×0.997S$5,697 psm
Jan 2026Blk 6210 TO 1292 sqmS$570,000S$6,196 psm×0.997S$6,177 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.

7.47% gross yield

S$38,400 of rent a year against the estimate above · 0.03 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 41 approvals in the last year.

In Bedok, flats of this type with 50 to 59 years of lease left yield 7.50%, from 21 blocks.

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 2026514 ROOMS$3,500
Sept 2026654 ROOMS$3,500
Sept 2026654 ROOMS$3,400
Sept 2026534 ROOMS$3,300
Sept 2026634 ROOMS$3,200
Sept 2026514 ROOMS$3,000
Aug 2026624 ROOMS$3,500
Aug 2026654 ROOMS$3,000

median of 41 HDB rental approvals for 4 ROOM on New Upp Changi Rd since 2025-10.

Buying or selling at S$514,233?

Buying: Stamp duty on S$514,233 · Cash and CPF needed on S$514,233 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$514,233.

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

Primary schools near 65 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
Jun 2026
Blk 65 · 4 ROOM · 07 TO 09 · New Generation · 51 years left
92 sqmS$485,000S$5,272 psm
Feb 2026
Blk 65 · 4 ROOM · 10 TO 12 · New Generation · 51 years left
92 sqmS$520,000S$5,652 psm
May 2025
Blk 65 · 4 ROOM · 16 TO 18 · New Generation · 52 years left
92 sqmS$538,000S$5,848 psm
Aug 2023
Blk 65 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$495,000S$5,380 psm
Jan 2023
Blk 65 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
92 sqmS$486,888S$5,292 psm
May 2022
Blk 65 · 4 ROOM · 16 TO 18 · New Generation · 55 years left
92 sqmS$480,000S$5,217 psm
Nov 2021
Blk 65 · 4 ROOM · 16 TO 18 · New Generation · 56 years left
92 sqmS$463,000S$5,033 psm
Nov 2021
Blk 65 · 4 ROOM · 10 TO 12 · New Generation · 56 years left
92 sqmS$445,000S$4,837 psm
See more

Showing 8 of 38.

Sale prices as filed in caveats.

Where the lease takes this

About 50 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 years45 yearsS$488,330S$539,156S$583,916S$594,128
10 years40 yearsS$459,883S$560,595S$657,538S$680,739

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.