Blk 991A Buangkok Link
Project page · 99-year lease from 2019
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 993A | 07 TO 09 | 47 sqm | S$398,000 | S$8,468 psm | ×1.000 | S$8,468 psm |
| Oct 2026 | Blk 993B | 04 TO 06 | 47 sqm | S$360,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Oct 2026 | Blk 991B | 07 TO 09 | 47 sqm | S$395,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| Sept 2026 | Blk 993B | 07 TO 09 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Sept 2026 | Blk 991B | 01 TO 03 | 47 sqm | S$395,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| May 2026 | Blk 994B | 13 TO 15 | 47 sqm | S$398,000 | S$8,468 psm | ×1.000 | S$8,468 psm |
| Apr 2026 | Blk 991A | 13 TO 15 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Apr 2026 | Blk 991B | 01 TO 03 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Apr 2026 | Blk 994A | 07 TO 09 | 47 sqm | S$408,888 | S$8,700 psm | ×1.000 | S$8,700 psm |
| Dec 2025 | Blk 994A | 10 TO 12 | 47 sqm | S$410,000 | S$8,723 psm | ×0.996 | S$8,689 psm |
| Dec 2025 | Blk 993B | 16 TO 18 | 47 sqm | S$402,000 | S$8,553 psm | ×0.996 | S$8,520 psm |
How accurate is this estimate for Buangkok Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 69 sales in Buangkok Link since.
- Median error
- 2.4%
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.
7.16% gross yield
S$28,500 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$2,375 a month, the middle of 20 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 991A | 2 ROOM | S$2,550 |
| Sept 2026 | 992B | 2 ROOM | S$1,900 |
| Sept 2026 | 993A | 2 ROOM | S$500 |
| Aug 2026 | 991A | 2 ROOM | S$2,350 |
| Aug 2026 | 991B | 2 ROOM | S$2,300 |
| Jul 2026 | 991A | 2 ROOM | S$2,600 |
| Apr 2026 | 991B | 2 ROOM | S$2,500 |
| Apr 2026 | 993B | 2 ROOM | S$2,500 |
median of 20 HDB rental approvals for 2 ROOM on Buangkok Link since 2025-10.
Buying or selling at S$398,000?
Buying: Stamp duty on S$398,000 · Cash and CPF needed on S$398,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$398,000.
Each opens with this figure filled in; change anything there.
Primary schools near 991a Buangkok Link
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 · 598 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 737 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 846 m · no 2025 Phase 2C ballot
- Palm View Primary School · 923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Fernvale Primary School · 1,036 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Sengkang Green Primary School · 1,157 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,214 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,233 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,261 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,358 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,424 m · no 2025 Phase 2C ballot
- Rosyth School · 1,435 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,450 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,480 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 991A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Apr 2026 | Blk 991A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$662,000 | S$7,118 psm |
| Apr 2026 | Blk 991A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$526,000 | S$7,735 psm |
| Apr 2026 | Blk 991A · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Mar 2026 | Blk 991A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$616,000 | S$6,624 psm |
| Dec 2025 | Blk 991A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Sept 2025 | Blk 991A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Sept 2025 | Blk 991A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2025 | Blk 991A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Jul 2025 | Blk 991A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Apr 2025 | Blk 991A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$666,888 | S$7,171 psm |
| Apr 2025 | Blk 991A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Apr 2025 | Blk 991A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Feb 2025 | Blk 991A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Feb 2025 | Blk 991A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jan 2025 | Blk 991A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$488,000 | S$7,176 psm |
| Jan 2025 | Blk 991A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Dec 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Nov 2024 | Blk 991A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$371,500 | S$7,904 psm |
| Sept 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Sept 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Sept 2024 | Blk 991A · 2 ROOM · 01 TO 03 · 2-room · 94 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Aug 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Aug 2024 | Blk 991A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2024 | Blk 991A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jul 2024 | Blk 991A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Jun 2024 | Blk 991A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| May 2024 | Blk 991A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$600,800 | S$6,460 psm |
| Apr 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Feb 2024 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jan 2024 | Blk 991A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Jan 2024 | Blk 991A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Dec 2023 | Blk 991A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Dec 2023 | Blk 991A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$342,000 | S$7,277 psm |
| Nov 2023 | Blk 991A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Nov 2023 | Blk 991A · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Nov 2023 | Blk 991A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$351,000 | S$7,468 psm |
| Oct 2023 | Blk 991A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Oct 2023 | Blk 991A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Oct 2023 | Blk 991A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$430,000 | S$6,324 psm |
| Oct 2023 | Blk 991A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Sept 2023 | Blk 991A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Sept 2023 | Blk 991A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Sept 2023 | Blk 991A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Sept 2023 | Blk 991A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Aug 2023 | Blk 991A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$612,000 | S$6,581 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 991A · 2 ROOM | S$2,550 | — |
| Aug 2026 | Blk 991A · 2 ROOM | S$2,350 | — |
| Jul 2026 | Blk 991A · 2 ROOM | S$2,600 | — |
| Mar 2026 | Blk 991A · 2 ROOM | S$2,100 | — |
| Jan 2026 | Blk 991A · 2 ROOM | S$2,400 | — |
| Oct 2025 | Blk 991A · 4 ROOM | S$3,300 | — |
| Sept 2025 | Blk 991A · 2 ROOM | S$2,500 | — |
| Sept 2025 | Blk 991A · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 991A · 2 ROOM | S$2,300 | — |
| Sept 2024 | Blk 991A · 2 ROOM | S$2,300 | — |
| Aug 2024 | Blk 991A · 2 ROOM | S$2,300 | — |
| Dec 2023 | Blk 991A · 2 ROOM | S$2,600 | — |
| Sept 2023 | Blk 991A · 2 ROOM | S$2,000 | — |
| Aug 2023 | Blk 991A · 2 ROOM | S$2,500 | — |
| Jul 2023 | Blk 991A · 2 ROOM | S$2,500 | — |
| Sept 2021 | Blk 991A · 2 ROOM | S$500 | — |
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 91 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 | 86 years | S$378,379 | S$417,761 | S$452,443 | S$460,356 |
| 10 years | 81 years | S$355,268 | S$433,070 | S$507,961 | S$525,884 |
| 20 years | 71 years | S$313,378 | S$465,663 | S$640,643 | S$686,649 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.