Blk 29 New Upp Changi Rd
Project page · 99-year lease from 1977
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 · 0.78 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 75 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 blocks. This town has too few such blocks to measure on its own.
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 29 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 · 108 m · no 2025 Phase 2C ballot
- Fengshan Primary School · 697 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Red Swastika School · 1,014 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yu Neng Primary School · 1,136 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Temasek Primary School · 1,165 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Canossian Primary School (girls) · 1,206 m · no 2025 Phase 2C ballot
- Opera Estate Primary School · 1,356 m · no 2025 Phase 2C ballot
- Damai Primary School · 1,990 m · near the line — check on OneMap
- St. Stephen's School (boys) · 1,994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 29 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 65 sqm | S$385,000 | S$5,923 psm |
| Mar 2026 | Blk 29 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 76 sqm | S$438,000 | S$5,763 psm |
| Oct 2025 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$400,000 | S$6,154 psm |
| Oct 2025 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 65 sqm | S$398,000 | S$6,123 psm |
| Sept 2025 | Blk 29 · 3 ROOM · 01 TO 03 · Improved · 51 years left | 65 sqm | S$365,000 | S$5,615 psm |
| May 2025 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 51 years left | 65 sqm | S$408,000 | S$6,277 psm |
| Apr 2025 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 65 sqm | S$418,000 | S$6,431 psm |
| Feb 2025 | Blk 29 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 65 sqm | S$390,000 | S$6,000 psm |
| Aug 2024 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 65 sqm | S$378,000 | S$5,815 psm |
| Aug 2024 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Jul 2024 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 65 sqm | S$363,000 | S$5,585 psm |
| Jun 2024 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 65 sqm | S$380,000 | S$5,846 psm |
| May 2024 | Blk 29 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Apr 2024 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 76 sqm | S$400,000 | S$5,263 psm |
| Mar 2024 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 65 sqm | S$360,000 | S$5,538 psm |
| Mar 2024 | Blk 29 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Feb 2024 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 65 sqm | S$373,000 | S$5,738 psm |
| Jan 2024 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 76 sqm | S$405,000 | S$5,329 psm |
| Mar 2023 | Blk 29 · 3 ROOM · 01 TO 03 · Improved · 53 years left | 65 sqm | S$320,000 | S$4,923 psm |
| Jan 2023 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 76 sqm | S$388,000 | S$5,105 psm |
| Jan 2023 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 65 sqm | S$345,000 | S$5,308 psm |
| Jan 2023 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 65 sqm | S$340,000 | S$5,231 psm |
| Sept 2022 | Blk 29 · 3 ROOM · 10 TO 12 · Improved · 54 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Aug 2022 | Blk 29 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 65 sqm | S$330,000 | S$5,077 psm |
| Jun 2022 | Blk 29 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 65 sqm | S$335,000 | S$5,154 psm |
| Jun 2022 | Blk 29 · 3 ROOM · 01 TO 03 · Improved · 54 years left | 65 sqm | S$312,000 | S$4,800 psm |
| Feb 2022 | Blk 29 · 3 ROOM · 01 TO 03 · Improved · 54 years left | 65 sqm | S$300,000 | S$4,615 psm |
| Jan 2022 | Blk 29 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 65 sqm | S$340,000 | S$5,231 psm |
Showing 28 of 118.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 29 · 3 ROOM | S$3,100 | — |
| Aug 2026 | Blk 29 · 3 ROOM | S$2,900 | — |
| Jun 2026 | Blk 29 · 3 ROOM | S$3,100 | — |
| Jun 2026 | Blk 29 · 3 ROOM | S$2,200 | — |
| Apr 2026 | Blk 29 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 29 · 3 ROOM | S$3,100 | — |
| Jan 2026 | Blk 29 · 3 ROOM | S$2,800 | — |
| Oct 2025 | Blk 29 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 29 · 3 ROOM | S$2,150 | — |
| Aug 2025 | Blk 29 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 29 · 3 ROOM | S$3,600 | — |
| Jul 2025 | Blk 29 · 3 ROOM | S$1,500 | — |
| Jun 2025 | Blk 29 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 29 · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 29 · 3 ROOM | S$2,200 | — |
| Dec 2024 | Blk 29 · 3 ROOM | S$2,750 | — |
| Oct 2024 | Blk 29 · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 29 · 3 ROOM | S$2,150 | — |
| Jul 2024 | Blk 29 · 3 ROOM | S$3,300 | — |
| Jul 2024 | Blk 29 · 3 ROOM | S$3,100 | — |
| Jul 2024 | Blk 29 · 3 ROOM | S$3,100 | — |
| Jul 2024 | Blk 29 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 29 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 29 · 3 ROOM | S$2,450 | — |
| Jan 2024 | Blk 29 · 3 ROOM | S$2,800 | — |
| Nov 2023 | Blk 29 · 3 ROOM | S$2,200 | — |
| Oct 2023 | Blk 29 · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 29 · 3 ROOM | S$3,300 | — |
| Aug 2023 | Blk 29 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 29 · 3 ROOM | S$3,600 | — |
| Jul 2023 | Blk 29 · 3 ROOM | S$3,300 | — |
| Jul 2023 | Blk 29 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 29 · 3 ROOM | S$2,400 | — |
| May 2023 | Blk 29 · 3 ROOM | S$2,200 | — |
| Mar 2023 | Blk 29 · 3 ROOM | S$1,500 | — |
| Oct 2022 | Blk 29 · 3 ROOM | S$2,300 | — |
| Sept 2022 | Blk 29 · 3 ROOM | S$2,400 | — |
| Sept 2022 | Blk 29 · 3 ROOM | S$1,950 | — |
| Aug 2022 | Blk 29 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 29 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 29 · 3 ROOM | S$2,100 | — |
| Jul 2022 | Blk 29 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 29 · 3 ROOM | S$1,500 | — |
| May 2022 | Blk 29 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 29 · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 29 · 3 ROOM | S$1,900 | — |
| Jan 2022 | Blk 29 · 3 ROOM | S$1,880 | — |
| Dec 2021 | Blk 29 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 29 · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 29 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 29 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 29 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 29 · 3 ROOM | S$1,950 | — |
| Jul 2021 | Blk 29 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 29 · 3 ROOM | S$1,750 | — |
| May 2021 | Blk 29 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 29 · 3 ROOM | S$2,100 | — |
| Mar 2021 | Blk 29 · 3 ROOM | S$1,700 | — |
| Feb 2021 | Blk 29 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 29 · 3 ROOM | S$1,880 | — |
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$376,000 | S$415,135 | S$449,599 | S$457,462 |
| 10 years | 39 years | S$350,991 | S$427,856 | S$501,846 | S$519,552 |
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.