Blk 6 Lor Lew Lian
Project page · 99-year lease from 1978
Based on 4 sales in this street, last 24 months. Search widened 2 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 7 | 10 TO 12 | 98 sqm | S$653,888 | S$6,672 psm | ×1.000 | S$6,672 psm |
| Sept 2026 | Blk 6 | 07 TO 09 | 98 sqm | S$628,000 | S$6,408 psm | ×1.000 | S$6,408 psm |
| Aug 2025 | Blk 6 | 04 TO 06 | 98 sqm | S$615,000 | S$6,276 psm | ×0.996 | S$6,248 psm |
| Aug 2025 | Blk 7 | 10 TO 12 | 98 sqm | S$668,000 | S$6,816 psm | ×0.996 | S$6,786 psm |
How accurate is this estimate for Lor Lew Lian?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Lor Lew Lian since.
- Median error
- 5.7%
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.
6.27% gross yield
S$40,200 of rent a year against the estimate above · 0.79 points below flats like it
Homes like this rent for about S$3,350 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 7 | 4 ROOM | S$3,600 |
| Jul 2026 | 6 | 4 ROOM | S$3,000 |
| May 2026 | 6 | 4 ROOM | S$3,100 |
| Feb 2026 | 6 | 4 ROOM | S$3,350 |
| Jan 2026 | 7 | 4 ROOM | S$2,200 |
| Nov 2025 | 7 | 4 ROOM | S$3,600 |
| Oct 2025 | 7 | 4 ROOM | S$3,650 |
median of 7 HDB rental approvals for 4 ROOM on Lor Lew Lian since 2025-10.
Buying or selling at S$640,944?
Buying: Stamp duty on S$640,944 · Cash and CPF needed on S$640,944 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,944.
Each opens with this figure filled in; change anything there.
Primary schools near 6 Lor Lew Lian
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
- Maris Stella High School (boys) · 702 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yangzheng Primary School · 735 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 802 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Zhonghua Primary School · 1,230 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,469 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,595 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,647 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,704 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 6 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 98 sqm | S$628,000 | S$6,408 psm |
| Aug 2025 | Blk 6 · 4 ROOM · 04 TO 06 · New Generation · 52 years left | 98 sqm | S$615,000 | S$6,276 psm |
| Sept 2023 | Blk 6 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 98 sqm | S$560,000 | S$5,714 psm |
| May 2023 | Blk 6 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 98 sqm | S$500,000 | S$5,102 psm |
| Dec 2022 | Blk 6 · 4 ROOM · 01 TO 03 · New Generation · 55 years left excluded: outlier | 98 sqm | S$500,000 | S$5,102 psm |
| Jan 2022 | Blk 6 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 98 sqm | S$526,000 | S$5,367 psm |
| Dec 2021 | Blk 6 · 4 ROOM · 07 TO 09 · New Generation · 55 years left | 98 sqm | S$515,000 | S$5,255 psm |
Showing 7 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 6 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 6 · 4 ROOM | S$3,100 | — |
| Feb 2026 | Blk 6 · 4 ROOM | S$3,350 | — |
| Sept 2025 | Blk 6 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 6 · 4 ROOM | S$2,900 | — |
| Apr 2025 | Blk 6 · 4 ROOM | S$3,300 | — |
| Apr 2025 | Blk 6 · 4 ROOM | S$2,100 | — |
| Feb 2025 | Blk 6 · 4 ROOM | S$3,600 | — |
| Jun 2024 | Blk 6 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 6 · 4 ROOM | S$2,700 | — |
| Jan 2024 | Blk 6 · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 6 · 4 ROOM | S$2,700 | — |
| Aug 2023 | Blk 6 · 4 ROOM | S$2,900 | — |
| Jun 2023 | Blk 6 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 6 · 4 ROOM | S$2,450 | — |
| Apr 2023 | Blk 6 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 6 · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 6 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 6 · 4 ROOM | S$2,900 | — |
| Aug 2021 | Blk 6 · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 6 · 4 ROOM | S$1,800 | — |
| Mar 2021 | Blk 6 · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 6 · 4 ROOM | S$2,200 | — |
| Mar 2021 | Blk 6 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 6 · 4 ROOM | S$2,200 | — |
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$608,658 | S$672,008 | S$727,797 | S$740,525 |
| 10 years | 40 years | S$573,201 | S$698,729 | S$819,560 | S$848,477 |
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.