Blk 52 New Upp Changi Rd
Project page · 99-year lease from 1977
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 52 | 13 TO 15 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 psm |
| Sept 2026 | Blk 52 | 10 TO 12 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Aug 2026 | Blk 52 | 13 TO 15 | 84 sqm | S$456,888 | S$5,439 psm | ×1.000 | S$5,439 psm |
| Aug 2026 | Blk 52 | 13 TO 15 | 84 sqm | S$492,000 | S$5,857 psm | ×1.000 | S$5,857 psm |
| Jul 2026 | Blk 52 | 10 TO 12 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Jul 2026 | Blk 52 | 07 TO 09 | 84 sqm | S$450,000 | S$5,357 psm | ×1.000 | S$5,357 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.
8.24% gross yield
S$38,400 of rent a year against the estimate above · 0.24 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 41 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 |
|---|---|---|---|
| Sept 2026 | 51 | 4 ROOM | S$3,500 |
| Sept 2026 | 65 | 4 ROOM | S$3,500 |
| Sept 2026 | 65 | 4 ROOM | S$3,400 |
| Sept 2026 | 53 | 4 ROOM | S$3,300 |
| Sept 2026 | 63 | 4 ROOM | S$3,200 |
| Sept 2026 | 51 | 4 ROOM | S$3,000 |
| Aug 2026 | 62 | 4 ROOM | S$3,500 |
| Aug 2026 | 65 | 4 ROOM | S$3,000 |
median of 41 HDB rental approvals for 4 ROOM on New Upp Changi Rd since 2025-10.
Buying or selling at S$465,944?
Buying: Stamp duty on S$465,944 · Cash and CPF needed on S$465,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$465,944.
Each opens with this figure filled in; change anything there.
Primary schools near 52 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
- Bedok Green Primary School · 461 m · no 2025 Phase 2C ballot
- Temasek Primary School · 705 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Anthony's Canossian Primary School (girls) · 1,137 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 1,257 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 1,296 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,479 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 52 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Sept 2026 | Blk 52 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Aug 2026 | Blk 52 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 84 sqm | S$492,000 | S$5,857 psm |
| Aug 2026 | Blk 52 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 84 sqm | S$456,888 | S$5,439 psm |
| Jul 2026 | Blk 52 · 4 ROOM · 07 TO 09 · Improved · 50 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Jul 2026 | Blk 52 · 4 ROOM · 10 TO 12 · Improved · 50 years left | 84 sqm | S$475,000 | S$5,655 psm |
| Aug 2024 | Blk 52 · 4 ROOM · 01 TO 03 · Improved · 52 years left | 84 sqm | S$455,000 | S$5,417 psm |
| Feb 2024 | Blk 52 · 4 ROOM · 04 TO 06 · Improved · 53 years left | 84 sqm | S$435,000 | S$5,179 psm |
| Jan 2024 | Blk 52 · 4 ROOM · 16 TO 18 · Improved · 53 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Aug 2023 | Blk 52 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Apr 2023 | Blk 52 · 4 ROOM · 13 TO 15 · Improved · 53 years left | 84 sqm | S$440,000 | S$5,238 psm |
| Jan 2023 | Blk 52 · 4 ROOM · 01 TO 03 · Improved · 54 years left | 84 sqm | S$400,000 | S$4,762 psm |
| Nov 2022 | Blk 52 · 4 ROOM · 10 TO 12 · Improved · 54 years left | 84 sqm | S$430,000 | S$5,119 psm |
Showing 13 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 52 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 52 · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 52 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 52 · 4 ROOM | S$3,100 | — |
| Dec 2025 | Blk 52 · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 52 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 52 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 52 · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 52 · 4 ROOM | S$2,000 | — |
| Mar 2025 | Blk 52 · 4 ROOM | S$2,000 | — |
| Jan 2025 | Blk 52 · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 52 · 4 ROOM | S$1,900 | — |
| Nov 2024 | Blk 52 · 4 ROOM | S$3,800 | — |
| Nov 2024 | Blk 52 · 4 ROOM | S$2,800 | — |
| Apr 2024 | Blk 52 · 4 ROOM | S$3,400 | — |
| Jan 2024 | Blk 52 · 4 ROOM | S$3,500 | — |
| Jan 2024 | Blk 52 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 52 · 4 ROOM | S$3,300 | — |
| Oct 2023 | Blk 52 · 4 ROOM | S$2,300 | — |
| Sept 2023 | Blk 52 · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 52 · 4 ROOM | S$1,800 | — |
| Apr 2023 | Blk 52 · 4 ROOM | S$2,000 | — |
| Mar 2023 | Blk 52 · 4 ROOM | S$2,450 | — |
| Jan 2023 | Blk 52 · 4 ROOM | S$2,400 | — |
| Jan 2023 | Blk 52 · 4 ROOM | S$1,900 | — |
| Nov 2022 | Blk 52 · 4 ROOM | S$3,800 | — |
| Jul 2022 | Blk 52 · 4 ROOM | S$2,300 | — |
| Jun 2022 | Blk 52 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 52 · 4 ROOM | S$3,400 | — |
| Jan 2022 | Blk 52 · 4 ROOM | S$2,300 | — |
| Nov 2021 | Blk 52 · 4 ROOM | S$2,700 | — |
| Nov 2021 | Blk 52 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 52 · 4 ROOM | S$2,150 | — |
| Aug 2021 | Blk 52 · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 52 · 4 ROOM | S$2,200 | — |
| May 2021 | Blk 52 · 4 ROOM | S$1,700 | — |
| Apr 2021 | Blk 52 · 4 ROOM | S$2,000 | — |
| Apr 2021 | Blk 52 · 4 ROOM | S$1,700 | — |
| Feb 2021 | Blk 52 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 52 · 4 ROOM | S$2,150 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 44 years | S$438,801 | S$484,471 | S$524,692 | S$533,868 |
| 10 years | 39 years | S$409,614 | S$499,318 | S$585,665 | S$606,329 |
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.