Blk 27 New Upp Changi Rd
Project page · 99-year lease from 1982
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 27 | 07 TO 09 | 65 sqm | S$418,000 | S$6,431 psm | ×1.000 | S$6,431 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 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 |
| 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.
8.38% gross yield
S$33,600 of rent a year against the estimate above · 0.38 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$401,110?
Buying: Stamp duty on S$401,110 · Cash and CPF needed on S$401,110 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$401,110.
Each opens with this figure filled in; change anything there.
Primary schools near 27 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 · 262 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 592 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Red Swastika School · 971 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Yu Neng Primary School · 1,079 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Opera Estate Primary School · 1,218 m · no 2025 Phase 2C ballot
- St. Anthony's Canossian Primary School (girls) · 1,260 m · no 2025 Phase 2C ballot
- Temasek Primary School · 1,309 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Stephen's School (boys) · 1,849 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,855 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 55 years left | 65 sqm | S$418,000 | S$6,431 psm |
| Feb 2026 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Jan 2026 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 74 sqm | S$448,000 | S$6,054 psm |
| Jan 2026 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 56 years left | 74 sqm | S$458,000 | S$6,189 psm |
| Jan 2026 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 56 years left excluded: outlier | 74 sqm | S$375,000 | S$5,068 psm |
| Nov 2025 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 56 years left | 65 sqm | S$438,888 | S$6,752 psm |
| Aug 2025 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 74 sqm | S$439,999 | S$5,946 psm |
| Jul 2025 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 65 sqm | S$385,000 | S$5,923 psm |
| Mar 2025 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 57 years left | 65 sqm | S$428,000 | S$6,585 psm |
| Feb 2025 | Blk 27 · 3 ROOM · 01 TO 03 · Improved · 57 years left | 65 sqm | S$415,000 | S$6,385 psm |
| Nov 2024 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 57 years left | 65 sqm | S$428,888 | S$6,598 psm |
| Aug 2024 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 57 years left | 65 sqm | S$420,000 | S$6,462 psm |
| May 2024 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 65 sqm | S$385,000 | S$5,923 psm |
| May 2024 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 58 years left | 65 sqm | S$375,000 | S$5,769 psm |
| Apr 2024 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 57 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Apr 2024 | Blk 27 · 3 ROOM · 07 TO 09 · Improved · 58 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Nov 2023 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 74 sqm | S$400,000 | S$5,405 psm |
| Oct 2023 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 65 sqm | S$398,000 | S$6,123 psm |
| Oct 2023 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 74 sqm | S$380,000 | S$5,135 psm |
| Feb 2023 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$388,000 | S$5,969 psm |
| Jan 2023 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$361,000 | S$5,554 psm |
| Jan 2023 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 65 sqm | S$355,000 | S$5,462 psm |
| Jan 2023 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Dec 2022 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Nov 2022 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Nov 2022 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$355,000 | S$5,462 psm |
| Aug 2022 | Blk 27 · 3 ROOM · 10 TO 12 · Improved · 59 years left | 74 sqm | S$370,000 | S$5,000 psm |
| Aug 2022 | Blk 27 · 3 ROOM · 04 TO 06 · Improved · 59 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Mar 2022 | Blk 27 · 3 ROOM · 13 TO 15 · Improved · 60 years left | 74 sqm | S$340,000 | S$4,595 psm |
Showing 29 of 127.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 27 · 3 ROOM | S$1,950 | — |
| Jul 2026 | Blk 27 · 3 ROOM | S$2,400 | — |
| Jun 2026 | Blk 27 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 27 · 3 ROOM | S$2,700 | — |
| May 2026 | Blk 27 · 3 ROOM | S$2,100 | — |
| Apr 2026 | Blk 27 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 27 · 3 ROOM | S$1,850 | — |
| Mar 2026 | Blk 27 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 27 · 3 ROOM | S$2,750 | — |
| Mar 2026 | Blk 27 · 3 ROOM | S$2,600 | — |
| Jan 2026 | Blk 27 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 27 · 3 ROOM | S$2,500 | — |
| Jan 2026 | Blk 27 · 3 ROOM | S$2,000 | — |
| Dec 2025 | Blk 27 · 3 ROOM | S$3,200 | — |
| Dec 2025 | Blk 27 · 3 ROOM | S$2,700 | — |
| Dec 2025 | Blk 27 · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 27 · 3 ROOM | S$2,900 | — |
| Aug 2025 | Blk 27 · 3 ROOM | S$2,500 | — |
| Jul 2025 | Blk 27 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 27 · 3 ROOM | S$2,100 | — |
| May 2025 | Blk 27 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 27 · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 27 · 3 ROOM | S$2,000 | — |
| Mar 2025 | Blk 27 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 27 · 3 ROOM | S$2,900 | — |
| Jan 2025 | Blk 27 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 27 · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 27 · 3 ROOM | S$3,200 | — |
| Dec 2024 | Blk 27 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 27 · 3 ROOM | S$2,900 | — |
| Oct 2024 | Blk 27 · 3 ROOM | S$2,850 | — |
| Oct 2024 | Blk 27 · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 27 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 27 · 3 ROOM | S$1,900 | — |
| Sept 2024 | Blk 27 · 3 ROOM | S$2,700 | — |
| Aug 2024 | Blk 27 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 27 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 27 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 27 · 3 ROOM | S$2,000 | — |
| Jul 2024 | Blk 27 · 3 ROOM | S$2,000 | — |
| Jun 2024 | Blk 27 · 3 ROOM | S$2,100 | — |
| Jun 2024 | Blk 27 · 3 ROOM | S$1,700 | — |
| May 2024 | Blk 27 · 3 ROOM | S$3,100 | — |
| May 2024 | Blk 27 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 27 · 3 ROOM | S$2,400 | — |
| Mar 2024 | Blk 27 · 3 ROOM | S$1,500 | — |
| Jan 2024 | Blk 27 · 3 ROOM | S$2,800 | — |
| Jan 2024 | Blk 27 · 3 ROOM | S$2,700 | — |
| Jan 2024 | Blk 27 · 3 ROOM | S$2,650 | — |
| Jan 2024 | Blk 27 · 3 ROOM | S$2,100 | — |
| Nov 2023 | Blk 27 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 27 · 3 ROOM | S$2,600 | — |
| Aug 2023 | Blk 27 · 3 ROOM | S$2,400 | — |
| Jul 2023 | Blk 27 · 3 ROOM | S$3,300 | — |
| Jul 2023 | Blk 27 · 3 ROOM | S$3,200 | — |
| Jul 2023 | Blk 27 · 3 ROOM | S$2,000 | — |
| Jun 2023 | Blk 27 · 3 ROOM | S$2,100 | — |
| May 2023 | Blk 27 · 3 ROOM | S$2,000 | — |
| May 2023 | Blk 27 · 3 ROOM | S$1,900 | — |
| Apr 2023 | Blk 27 · 3 ROOM | S$3,100 | — |
| Mar 2023 | Blk 27 · 3 ROOM | S$2,600 | — |
| Mar 2023 | Blk 27 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 27 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 27 · 3 ROOM | S$1,850 | — |
| Dec 2022 | Blk 27 · 3 ROOM | S$3,500 | — |
| Nov 2022 | Blk 27 · 3 ROOM | S$3,650 | — |
| Oct 2022 | Blk 27 · 3 ROOM | S$2,800 | — |
| Oct 2022 | Blk 27 · 3 ROOM | S$2,600 | — |
| Sept 2022 | Blk 27 · 3 ROOM | S$2,950 | — |
| Sept 2022 | Blk 27 · 3 ROOM | S$1,800 | — |
| Jun 2022 | Blk 27 · 3 ROOM | S$1,800 | — |
| May 2022 | Blk 27 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 27 · 3 ROOM | S$2,250 | — |
| Apr 2022 | Blk 27 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 27 · 3 ROOM | S$2,200 | — |
| Mar 2022 | Blk 27 · 3 ROOM | S$1,500 | — |
| Jan 2022 | Blk 27 · 3 ROOM | S$2,400 | — |
| Jan 2022 | Blk 27 · 3 ROOM | S$1,750 | — |
| Jan 2022 | Blk 27 · 3 ROOM | S$1,700 | — |
| Dec 2021 | Blk 27 · 3 ROOM | S$2,400 | — |
| Nov 2021 | Blk 27 · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 27 · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 27 · 3 ROOM | S$2,150 | — |
| Sept 2021 | Blk 27 · 3 ROOM | S$1,600 | — |
| Jul 2021 | Blk 27 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 27 · 3 ROOM | S$2,050 | — |
| Jun 2021 | Blk 27 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 27 · 3 ROOM | S$1,950 | — |
| Jun 2021 | Blk 27 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 27 · 3 ROOM | S$1,750 | — |
| Apr 2021 | Blk 27 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 27 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 27 · 3 ROOM | S$2,000 | — |
| Feb 2021 | Blk 27 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 27 · 3 ROOM | S$1,300 | — |
| Jan 2021 | Blk 27 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 27 · 3 ROOM | S$1,750 | — |
| Jan 2021 | Blk 27 · 3 ROOM | S$1,700 | — |
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 54 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 | 49 years | S$380,906 | S$420,551 | S$455,464 | S$463,430 |
| 10 years | 44 years | S$358,716 | S$437,273 | S$512,891 | S$530,988 |
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.