Blk 60 New Upp Changi Rd
Project page · 99-year lease from 1977
Based on 4 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 61 | 13 TO 15 | 118 sqm | S$750,000 | S$6,356 psm | ×1.000 | S$6,356 psm |
| Aug 2026 | Blk 54 | 19 TO 21 | 120 sqm | S$720,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jul 2026 | Blk 60 | 13 TO 15 | 118 sqm | S$710,000 | S$6,017 psm | ×1.000 | S$6,017 psm |
| May 2026 | Blk 54 | 19 TO 21 | 118 sqm | S$720,000 | S$6,102 psm | ×1.000 | S$6,102 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.
5.96% gross yield
S$42,600 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$3,550 a month, the middle of 6 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Feb 2026 | 54 | 5 ROOM | S$3,800 |
| Feb 2026 | 55 | 5 ROOM | S$3,400 |
| Jan 2026 | 60 | 5 ROOM | S$3,500 |
| Dec 2025 | 55 | 5 ROOM | S$1,800 |
| Nov 2025 | 61 | 5 ROOM | S$3,600 |
| Nov 2025 | 55 | 5 ROOM | S$3,600 |
median of 6 HDB rental approvals for 5 ROOM on New Upp Changi Rd since 2025-10.
Buying or selling at S$715,000?
Buying: Stamp duty on S$715,000 · Cash and CPF needed on S$715,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,000.
Each opens with this figure filled in; change anything there.
Primary schools near 60 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 · 334 m · no 2025 Phase 2C ballot
- Temasek Primary School · 644 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,215 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Anthony's Canossian Primary School (girls) · 1,276 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,349 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,518 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,839 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 60 · 5 ROOM · 13 TO 15 · Standard · 50 years left | 118 sqm | S$710,000 | S$6,017 psm |
| Mar 2025 | Blk 60 · 5 ROOM · 04 TO 06 · Standard · 51 years left | 118 sqm | S$700,000 | S$5,932 psm |
| Sept 2024 | Blk 60 · 5 ROOM · 13 TO 15 · Standard · 52 years left | 115 sqm | S$738,888 | S$6,425 psm |
| Feb 2024 | Blk 60 · 5 ROOM · 10 TO 12 · Standard · 53 years left | 118 sqm | S$688,000 | S$5,831 psm |
| Dec 2023 | Blk 60 · 5 ROOM · 22 TO 24 · Standard · 53 years left | 118 sqm | S$750,000 | S$6,356 psm |
| Sept 2023 | Blk 60 · 5 ROOM · 07 TO 09 · Standard · 53 years left | 115 sqm | S$630,000 | S$5,478 psm |
| Dec 2022 | Blk 60 · 5 ROOM · 16 TO 18 · Standard · 54 years left | 120 sqm | S$670,000 | S$5,583 psm |
| Mar 2022 | Blk 60 · 5 ROOM · 04 TO 06 · Standard · 54 years left | 118 sqm | S$640,000 | S$5,424 psm |
Showing 8 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 60 · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 60 · 5 ROOM | S$3,300 | — |
| Jul 2025 | Blk 60 · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 60 · 5 ROOM | S$3,550 | — |
| Jun 2025 | Blk 60 · 5 ROOM | S$3,200 | — |
| Feb 2024 | Blk 60 · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 60 · 5 ROOM | S$3,100 | — |
| Aug 2023 | Blk 60 · 5 ROOM | S$3,200 | — |
| Apr 2023 | Blk 60 · 5 ROOM | S$3,800 | — |
| Apr 2023 | Blk 60 · 5 ROOM | S$2,600 | — |
| Mar 2022 | Blk 60 · 5 ROOM | S$2,400 | — |
| Aug 2021 | Blk 60 · 5 ROOM | S$2,500 | — |
| May 2021 | Blk 60 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 60 · 5 ROOM | S$2,000 | — |
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$673,348 | S$743,431 | S$805,150 | S$819,231 |
| 10 years | 39 years | S$628,561 | S$766,213 | S$898,714 | S$930,424 |
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.