Blk 979A Buangkok Cres
Project page · 99-year lease from 2003
Based on 11 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 979C | 07 TO 09 | 110 sqm | S$638,000 | S$5,800 psm | ×1.000 | S$5,800 psm |
| Aug 2026 | Blk 981D | 10 TO 12 | 110 sqm | S$640,000 | S$5,818 psm | ×1.000 | S$5,818 psm |
| Jul 2026 | Blk 979B | 16 TO 18 | 110 sqm | S$683,000 | S$6,209 psm | ×1.000 | S$6,209 psm |
| Jul 2026 | Blk 979C | 10 TO 12 | 110 sqm | S$648,888 | S$5,899 psm | ×1.000 | S$5,899 psm |
| Jul 2026 | Blk 985B | 04 TO 06 | 110 sqm | S$590,000 | S$5,364 psm | ×1.000 | S$5,364 psm |
| Jun 2026 | Blk 980B | 04 TO 06 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| May 2026 | Blk 979B | 07 TO 09 | 110 sqm | S$638,000 | S$5,800 psm | ×1.000 | S$5,800 psm |
| Apr 2026 | Blk 985B | 16 TO 18 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Mar 2026 | Blk 979C | 04 TO 06 | 110 sqm | S$640,000 | S$5,818 psm | ×0.997 | S$5,801 psm |
| Jan 2026 | Blk 985B | 04 TO 06 | 110 sqm | S$655,000 | S$5,955 psm | ×0.997 | S$5,937 psm |
| Jan 2026 | Blk 981D | 07 TO 09 | 110 sqm | S$629,000 | S$5,718 psm | ×0.997 | S$5,701 psm |
How accurate is this estimate for Buangkok Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 112 sales in Buangkok Cres since.
- Median error
- 2.3%
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.
6.21% gross yield
S$39,600 of rent a year against the estimate above · 0.13 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 981A | 5 ROOM | S$3,400 |
| Sept 2026 | 978C | 5 ROOM | S$3,200 |
| Aug 2026 | 980B | 5 ROOM | S$3,500 |
| Aug 2026 | 979A | 5 ROOM | S$3,400 |
| Aug 2026 | 979C | 5 ROOM | S$3,400 |
| Jul 2026 | 997C | 5 ROOM | S$3,600 |
| Jul 2026 | 980D | 5 ROOM | S$3,600 |
| May 2026 | 997C | 5 ROOM | S$3,400 |
median of 20 HDB rental approvals for 5 ROOM on Buangkok Cres since 2025-10.
Buying or selling at S$638,112?
Buying: Stamp duty on S$638,112 · Cash and CPF needed on S$638,112 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$638,112.
Each opens with this figure filled in; change anything there.
Primary schools near 979a Buangkok Cres
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
- Hougang Primary School · 214 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 708 m · no 2025 Phase 2C ballot
- Rosyth School · 790 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 793 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Montfort Junior School (boys) · 1,166 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,204 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,375 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,472 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 1,491 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,704 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,833 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,850 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,956 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 979A · 4 ROOM · 13 TO 15 · Model A · 77 years left | 90 sqm | S$609,000 | S$6,767 psm |
| Jul 2025 | Blk 979A · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$660,000 | S$6,000 psm |
| Jan 2025 | Blk 979A · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$652,500 | S$5,932 psm |
| Dec 2024 | Blk 979A · 4 ROOM · 04 TO 06 · Model A · 78 years left | 90 sqm | S$565,000 | S$6,278 psm |
| Sept 2024 | Blk 979A · 5 ROOM · 13 TO 15 · Improved · 78 years left | 110 sqm | S$638,000 | S$5,800 psm |
| Mar 2024 | Blk 979A · 5 ROOM · 13 TO 15 · Improved · 78 years left | 110 sqm | S$625,800 | S$5,689 psm |
| Jan 2024 | Blk 979A · 5 ROOM · 10 TO 12 · Improved · 79 years left | 110 sqm | S$610,000 | S$5,545 psm |
| Feb 2022 | Blk 979A · 5 ROOM · 07 TO 09 · Improved · 81 years left | 110 sqm | S$525,000 | S$4,773 psm |
Showing 8 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 979A · 5 ROOM | S$3,400 | — |
| Aug 2026 | Blk 979A · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 979A · 5 ROOM | S$3,050 | — |
| Jan 2026 | Blk 979A · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 979A · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 979A · 4 ROOM | S$3,050 | — |
| Apr 2025 | Blk 979A · 5 ROOM | S$3,000 | — |
| Jan 2025 | Blk 979A · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 979A · 5 ROOM | S$2,800 | — |
| Sept 2024 | Blk 979A · 5 ROOM | S$3,400 | — |
| Jun 2024 | Blk 979A · 5 ROOM | S$3,200 | — |
| Jan 2023 | Blk 979A · 5 ROOM | S$2,700 | — |
| Dec 2022 | Blk 979A · 4 ROOM | S$1,950 | — |
| Oct 2022 | Blk 979A · 5 ROOM | S$2,100 | — |
| Nov 2021 | Blk 979A · 5 ROOM | S$2,400 | — |
| Oct 2021 | Blk 979A · 5 ROOM | S$1,700 | — |
| Oct 2021 | Blk 979A · 4 ROOM | S$1,550 | — |
| Aug 2021 | Blk 979A · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 979A · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 979A · 5 ROOM | S$1,900 | — |
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 75 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 | 70 years | S$602,217 | S$664,896 | S$720,096 | S$732,689 |
| 10 years | 65 years | S$577,711 | S$704,227 | S$826,009 | S$855,153 |
| 20 years | 55 years | S$539,971 | S$802,368 | S$1,103,871 | S$1,183,142 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.