Blk 56 New Upp Changi Rd
Project page · 99-year lease from 1978
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 28 | 10 TO 12 | 65 sqm | S$390,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Aug 2026 | Blk 57 | 07 TO 09 | 68 sqm | S$430,000 | S$6,324 psm | ×1.000 | S$6,324 psm |
| Aug 2026 | Blk 30 | 04 TO 06 | 65 sqm | S$380,000 | S$5,846 psm | ×1.000 | S$5,846 psm |
| Aug 2026 | Blk 29 | 04 TO 06 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| Jun 2026 | Blk 57 | 01 TO 03 | 60 sqm | S$370,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Jun 2026 | Blk 57 | 10 TO 12 | 60 sqm | S$409,000 | S$6,817 psm | ×1.000 | S$6,817 psm |
| Jun 2026 | Blk 27 | 07 TO 09 | 65 sqm | S$418,000 | S$6,431 psm | ×1.000 | S$6,431 psm |
| May 2026 | Blk 28 | 07 TO 09 | 65 sqm | S$390,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Mar 2026 | Blk 30 | 04 TO 06 | 65 sqm | S$355,000 | S$5,462 psm | ×0.997 | S$5,445 psm |
| Feb 2026 | Blk 27 | 07 TO 09 | 65 sqm | S$388,000 | S$5,969 psm | ×0.997 | S$5,952 psm |
| Jan 2026 | Blk 57 | 07 TO 09 | 60 sqm | S$400,000 | S$6,667 psm | ×0.997 | S$6,647 psm |
| Jan 2026 | Blk 27 | 13 TO 15 | 74 sqm | S$458,000 | S$6,189 psm | ×0.997 | S$6,171 psm |
| Jan 2026 | Blk 27 | 07 TO 09 | 74 sqm | S$448,000 | S$6,054 psm | ×0.997 | S$6,036 psm |
| Jan 2026 | Blk 24 | 07 TO 09 | 73 sqm | S$458,000 | S$6,274 psm | ×0.997 | S$6,255 psm |
| Jan 2026 | Blk 30 | 10 TO 12 | 65 sqm | S$395,000 | S$6,077 psm | ×0.997 | S$6,059 psm |
| Dec 2025 | Blk 57 | 13 TO 15 | 68 sqm | S$465,000 | S$6,838 psm | ×0.996 | S$6,811 psm |
| Dec 2025 | Blk 57 | 04 TO 06 | 60 sqm | S$370,000 | S$6,167 psm | ×0.996 | S$6,142 psm |
| Dec 2025 | Blk 30 | 10 TO 12 | 65 sqm | S$370,000 | S$5,692 psm | ×0.996 | S$5,670 psm |
| Dec 2025 | Blk 24 | 13 TO 15 | 73 sqm | S$488,000 | S$6,685 psm | ×0.996 | S$6,659 psm |
| Nov 2025 | Blk 210 | 04 TO 06 | 68 sqm | S$400,000 | S$5,882 psm | ×0.996 | S$5,859 psm |
| Nov 2025 | Blk 27 | 10 TO 12 | 65 sqm | S$438,888 | S$6,752 psm | ×0.996 | S$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 · 0.42 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 75 approvals in the last year.
In Bedok, flats of this type with 50 to 59 years of lease left yield 8.00%, from 56 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 30 | 3 ROOM | S$3,100 |
| Sept 2026 | 24 | 3 ROOM | S$3,000 |
| Sept 2026 | 28 | 3 ROOM | S$2,800 |
| Sept 2026 | 30 | 3 ROOM | S$2,700 |
| Sept 2026 | 57 | 3 ROOM | S$2,700 |
| Sept 2026 | 28 | 3 ROOM | S$2,600 |
| Sept 2026 | 27 | 3 ROOM | S$1,950 |
| Aug 2026 | 29 | 3 ROOM | S$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 56 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 · 327 m · no 2025 Phase 2C ballot
- Temasek Primary School · 884 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Fengshan Primary School · 1,062 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Red Swastika School · 1,104 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,891 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|
No sales in the last five years.
Showing 0 of 3.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$379,147 | S$418,609 | S$453,362 | S$461,290 |
| 10 years | 40 years | S$357,060 | S$435,254 | S$510,523 | S$528,536 |
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.