Blk 63 New Upp Changi Rd
Project page · 99-year lease from 1978
Based on 3 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 63 | 04 TO 06 | 92 sqm | S$505,000 | S$5,489 psm | ×1.000 | S$5,489 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 |
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.
7.14% gross yield
S$38,400 of rent a year against the estimate above · 0.36 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$538,000?
Buying: Stamp duty on S$538,000 · Cash and CPF needed on S$538,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$538,000.
Each opens with this figure filled in; change anything there.
Primary schools near 63 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 · 175 m · no 2025 Phase 2C ballot
- Temasek Primary School · 849 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fengshan Primary School · 1,013 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- St. Anthony's Canossian Primary School (girls) · 1,132 m · no 2025 Phase 2C ballot
- Red Swastika School · 1,152 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yu Neng Primary School · 1,317 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Opera Estate Primary School · 1,729 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 63 · 4 ROOM · 04 TO 06 · New Generation · 51 years left | 92 sqm | S$505,000 | S$5,489 psm |
| Apr 2026 | Blk 63 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Feb 2026 | Blk 63 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Jul 2024 | Blk 63 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Dec 2023 | Blk 63 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Oct 2023 | Blk 63 · 4 ROOM · 10 TO 12 · New Generation · 54 years left excluded: outlier | 92 sqm | S$580,000 | S$6,304 psm |
| Oct 2023 | Blk 63 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Apr 2022 | Blk 63 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 92 sqm | S$435,000 | S$4,728 psm |
| Feb 2022 | Blk 63 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 92 sqm | S$448,000 | S$4,870 psm |
Showing 9 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 63 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 63 · 4 ROOM | S$2,400 | — |
| Sept 2025 | Blk 63 · 4 ROOM | S$2,900 | — |
| Mar 2025 | Blk 63 · 4 ROOM | S$2,800 | — |
| Nov 2024 | Blk 63 · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 63 · 4 ROOM | S$2,400 | — |
| Feb 2024 | Blk 63 · 4 ROOM | S$3,600 | — |
| Sept 2023 | Blk 63 · 4 ROOM | S$2,900 | — |
| May 2023 | Blk 63 · 4 ROOM | S$3,700 | — |
| Mar 2022 | Blk 63 · 4 ROOM | S$2,350 | — |
| Mar 2022 | Blk 63 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 63 · 4 ROOM | S$2,100 | — |
| Oct 2021 | Blk 63 · 4 ROOM | S$2,400 | — |
| Oct 2021 | Blk 63 · 4 ROOM | S$2,100 | — |
| Jun 2021 | Blk 63 · 4 ROOM | S$2,450 | — |
| Feb 2021 | Blk 63 · 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$510,900 | S$564,075 | S$610,904 | S$621,588 |
| 10 years | 40 years | S$481,138 | S$586,505 | S$687,929 | S$712,202 |
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.