Blk 986A Buangkok Cres
Project page · 99-year lease from 2012
Based on 14 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 995A | 04 TO 06 | 47 sqm | S$390,000 | S$8,298 psm | ×1.000 | S$8,298 psm |
| Sept 2026 | Blk 998B | 01 TO 03 | 47 sqm | S$375,000 | S$7,979 psm | ×1.000 | S$7,979 psm |
| Jul 2026 | Blk 995B | 13 TO 15 | 47 sqm | S$410,000 | S$8,723 psm | ×1.000 | S$8,723 psm |
| Jun 2026 | Blk 998A | 10 TO 12 | 47 sqm | S$390,000 | S$8,298 psm | ×1.000 | S$8,298 psm |
| May 2026 | Blk 986A | 04 TO 06 | 47 sqm | S$388,000 | S$8,255 psm | ×1.000 | S$8,255 psm |
| Apr 2026 | Blk 998A | 07 TO 09 | 47 sqm | S$386,000 | S$8,213 psm | ×1.000 | S$8,213 psm |
| Apr 2026 | Blk 995A | 07 TO 09 | 47 sqm | S$385,500 | S$8,202 psm | ×1.000 | S$8,202 psm |
| Mar 2026 | Blk 995A | 07 TO 09 | 47 sqm | S$385,000 | S$8,191 psm | ×0.997 | S$8,167 psm |
| Mar 2026 | Blk 986A | 04 TO 06 | 47 sqm | S$360,000 | S$7,660 psm | ×0.997 | S$7,637 psm |
| Feb 2026 | Blk 986B | 01 TO 03 | 47 sqm | S$370,000 | S$7,872 psm | ×0.997 | S$7,849 psm |
| Jan 2026 | Blk 986B | 13 TO 15 | 47 sqm | S$381,000 | S$8,106 psm | ×0.997 | S$8,082 psm |
| Jan 2026 | Blk 995A | 01 TO 03 | 47 sqm | S$383,000 | S$8,149 psm | ×0.997 | S$8,125 psm |
| Dec 2025 | Blk 998B | 16 TO 18 | 47 sqm | S$410,000 | S$8,723 psm | ×0.996 | S$8,689 psm |
| Dec 2025 | Blk 995A | 13 TO 15 | 47 sqm | S$380,000 | S$8,085 psm | ×0.996 | S$8,053 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.
7.17% gross yield
S$27,600 of rent a year against the estimate above · 0.03 points below flats like it
Homes like this rent for about S$2,300 a month, the middle of 32 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 | 998B | 2 ROOM | S$2,500 |
| Sept 2026 | 995A | 2 ROOM | S$2,400 |
| Sept 2026 | 998B | 2 ROOM | S$2,300 |
| Sept 2026 | 986B | 2 ROOM | S$2,200 |
| Sept 2026 | 995A | 2 ROOM | S$2,200 |
| Aug 2026 | 995C | 2 ROOM | S$2,300 |
| Aug 2026 | 995B | 2 ROOM | S$2,200 |
| Jul 2026 | 995B | 2 ROOM | S$2,300 |
median of 32 HDB rental approvals for 2 ROOM on Buangkok Cres since 2025-10.
Buying or selling at S$384,682?
Buying: Stamp duty on S$384,682 · Cash and CPF needed on S$384,682 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$384,682.
Each opens with this figure filled in; change anything there.
Primary schools near 986a 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 · 359 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 721 m · no 2025 Phase 2C ballot
1 to 2 km
- Xinmin Primary School · 1,009 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,019 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rosyth School · 1,070 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,213 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,216 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,242 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,245 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,592 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,650 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,680 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,709 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,729 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 986A · 2 ROOM · 04 TO 06 · Model A · 85 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Mar 2026 | Blk 986A · 2 ROOM · 04 TO 06 · Model A · 85 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jul 2025 | Blk 986A · 2 ROOM · 04 TO 06 · Model A · 86 years left | 47 sqm | S$375,000 | S$7,979 psm |
| May 2025 | Blk 986A · 3 ROOM · 10 TO 12 · Model A · 86 years left | 67 sqm | S$512,500 | S$7,649 psm |
| Apr 2025 | Blk 986A · 2 ROOM · 04 TO 06 · Model A · 86 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Mar 2025 | Blk 986A · 2 ROOM · 10 TO 12 · Model A · 86 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Jan 2025 | Blk 986A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$503,000 | S$7,507 psm |
| Jan 2025 | Blk 986A · 2 ROOM · 07 TO 09 · Model A · 86 years left | 47 sqm | S$356,000 | S$7,574 psm |
| Sept 2024 | Blk 986A · 2 ROOM · 01 TO 03 · Model A · 87 years left | 47 sqm | S$350,000 | S$7,447 psm |
| May 2024 | Blk 986A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$465,388 | S$6,946 psm |
| Mar 2024 | Blk 986A · 2 ROOM · 04 TO 06 · Model A · 87 years left | 47 sqm | S$305,000 | S$6,489 psm |
| Feb 2024 | Blk 986A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Nov 2023 | Blk 986A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Jul 2023 | Blk 986A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Mar 2023 | Blk 986A · 3 ROOM · 01 TO 03 · Model A · 88 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Jan 2023 | Blk 986A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Sept 2022 | Blk 986A · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$312,800 | S$6,655 psm |
| Jul 2022 | Blk 986A · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$400,000 | S$5,970 psm |
| May 2022 | Blk 986A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Apr 2022 | Blk 986A · 2 ROOM · 13 TO 15 · Model A · 89 years left | 47 sqm | S$299,000 | S$6,362 psm |
| Jan 2022 | Blk 986A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$395,000 | S$5,896 psm |
| Dec 2021 | Blk 986A · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$275,000 | S$5,851 psm |
| Oct 2021 | Blk 986A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Oct 2021 | Blk 986A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$268,000 | S$5,702 psm |
Showing 24 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 986A · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 986A · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 986A · 2 ROOM | S$2,200 | — |
| Sept 2025 | Blk 986A · 2 ROOM | S$2,450 | — |
| Feb 2025 | Blk 986A · 2 ROOM | S$2,600 | — |
| Dec 2024 | Blk 986A · 3 ROOM | S$2,700 | — |
| Nov 2024 | Blk 986A · 2 ROOM | S$2,300 | — |
| Jul 2024 | Blk 986A · 2 ROOM | S$2,600 | — |
| Dec 2023 | Blk 986A · 2 ROOM | S$2,000 | — |
| Apr 2023 | Blk 986A · 2 ROOM | S$3,050 | — |
| Mar 2023 | Blk 986A · 2 ROOM | S$2,600 | — |
| Dec 2022 | Blk 986A · 2 ROOM | S$3,000 | — |
| May 2022 | Blk 986A · 2 ROOM | S$1,750 | — |
| Apr 2022 | Blk 986A · 2 ROOM | S$1,800 | — |
| Nov 2021 | Blk 986A · 2 ROOM | S$1,750 | — |
| Apr 2021 | Blk 986A · 2 ROOM | S$1,700 | — |
| Apr 2021 | Blk 986A · 2 ROOM | S$1,600 | — |
| Mar 2021 | Blk 986A · 2 ROOM | S$1,600 | — |
| Jan 2021 | Blk 986A · 2 ROOM | S$750 | — |
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 84 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 | 79 years | S$359,549 | S$396,972 | S$429,928 | S$437,447 |
| 10 years | 74 years | S$339,324 | S$413,634 | S$485,164 | S$502,282 |
| 20 years | 64 years | S$315,353 | S$468,597 | S$644,680 | S$690,976 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.