Blk 62 New Upp Changi Rd
Project page · 99-year lease from 1978
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 53 | 13 TO 15 | 84 sqm | S$445,000 | S$5,298 psm | ×1.000 | S$5,298 psm |
| Oct 2026 | Blk 51 | 13 TO 15 | 84 sqm | S$515,000 | S$6,131 psm | ×1.000 | S$6,131 psm |
| Sept 2026 | Blk 64 | 01 TO 03 | 92 sqm | S$510,000 | S$5,543 psm | ×1.000 | S$5,543 psm |
| 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 63 | 04 TO 06 | 92 sqm | S$505,000 | S$5,489 psm | ×1.000 | S$5,489 psm |
| Sept 2026 | Blk 64 | 04 TO 06 | 92 sqm | S$505,000 | S$5,489 psm | ×1.000 | S$5,489 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 51 | 04 TO 06 | 84 sqm | S$462,000 | S$5,500 psm | ×1.000 | S$5,500 psm |
| Aug 2026 | Blk 51 | 07 TO 09 | 84 sqm | S$420,000 | S$5,000 psm | ×1.000 | S$5,000 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 51 | 10 TO 12 | 84 sqm | S$488,000 | S$5,810 psm | ×1.000 | S$5,810 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 |
| Jun 2026 | Blk 65 | 07 TO 09 | 92 sqm | S$485,000 | S$5,272 psm | ×1.000 | S$5,272 psm |
| Jun 2026 | Blk 53 | 07 TO 09 | 84 sqm | S$455,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Apr 2026 | Blk 53 | 04 TO 06 | 84 sqm | S$475,000 | S$5,655 psm | ×1.000 | S$5,655 psm |
| Apr 2026 | Blk 63 | 10 TO 12 | 92 sqm | S$538,000 | S$5,848 psm | ×1.000 | S$5,848 psm |
| Feb 2026 | Blk 63 | 07 TO 09 | 92 sqm | S$550,000 | S$5,978 psm | ×0.997 | S$5,961 psm |
| Feb 2026 | Blk 65 | 10 TO 12 | 92 sqm | S$520,000 | S$5,652 psm | ×0.997 | S$5,636 psm |
| Jan 2026 | Blk 51 | 04 TO 06 | 84 sqm | S$480,000 | S$5,714 psm | ×0.997 | S$5,697 psm |
| Jan 2026 | Blk 62 | 10 TO 12 | 92 sqm | S$570,000 | S$6,196 psm | ×0.997 | S$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
| 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$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 62 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 · 182 m · no 2025 Phase 2C ballot
- Temasek Primary School · 805 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,050 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,182 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,202 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,365 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,726 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 62 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Jan 2024 | Blk 62 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$480,000 | S$5,217 psm |
| Dec 2023 | Blk 62 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Oct 2022 | Blk 62 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Aug 2022 | Blk 62 · 4 ROOM · 13 TO 15 · New Generation · 55 years left | 92 sqm | S$478,000 | S$5,196 psm |
| Dec 2021 | Blk 62 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 92 sqm | S$460,000 | S$5,000 psm |
Showing 6 of 36.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 62 · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 62 · 4 ROOM | S$2,000 | — |
| Nov 2025 | Blk 62 · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 62 · 4 ROOM | S$1,000 | — |
| Sept 2024 | Blk 62 · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 62 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 62 · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 62 · 4 ROOM | S$1,000 | — |
| Feb 2023 | Blk 62 · 4 ROOM | S$3,400 | — |
| Feb 2023 | Blk 62 · 4 ROOM | S$2,000 | — |
| Mar 2022 | Blk 62 · 4 ROOM | S$3,600 | — |
| Dec 2021 | Blk 62 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 62 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 62 · 4 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 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$488,330 | S$539,156 | S$583,916 | S$594,128 |
| 10 years | 40 years | S$459,883 | S$560,595 | S$657,538 | S$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.