Blk 995B Buangkok Cres
Project page · 99-year lease from 2019
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 · 0.13 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 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 | 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 995b 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
- Anchor Green Primary School · 620 m · no 2025 Phase 2C ballot
- Hougang Primary School · 834 m · no 2025 Phase 2C ballot
- Palm View Primary School · 894 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 924 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fernvale Primary School · 982 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,015 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Sengkang Green Primary School · 1,044 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 1,133 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,210 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,412 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,418 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,534 m · no 2025 Phase 2C ballot
- Rosyth School · 1,664 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,794 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,820 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 995B · 2 ROOM · 07 TO 09 · Model A · 92 years left | 38 sqm | S$368,000 | S$9,684 psm |
| Jul 2026 | Blk 995B · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$410,000 | S$8,723 psm |
| Jul 2026 | Blk 995B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 38 sqm | S$360,000 | S$9,474 psm |
| Jun 2026 | Blk 995B · 2 ROOM · 13 TO 15 · Model A · 92 years left | 38 sqm | S$372,000 | S$9,789 psm |
| Mar 2026 | Blk 995B · 2 ROOM · 01 TO 03 · 2-room · 93 years left excluded: outlier | 47 sqm | S$335,000 | S$7,128 psm |
| Sept 2025 | Blk 995B · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Aug 2025 | Blk 995B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jun 2025 | Blk 995B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Nov 2024 | Blk 995B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jun 2024 | Blk 995B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$518,000 | S$7,618 psm |
| May 2024 | Blk 995B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$363,000 | S$7,723 psm |
| Apr 2024 | Blk 995B · 3 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 68 sqm | S$420,000 | S$6,176 psm |
| Apr 2024 | Blk 995B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Mar 2024 | Blk 995B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Feb 2024 | Blk 995B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$483,000 | S$7,103 psm |
| Feb 2024 | Blk 995B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jan 2024 | Blk 995B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jan 2024 | Blk 995B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jan 2024 | Blk 995B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Dec 2023 | Blk 995B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 38 sqm | S$345,000 | S$9,079 psm |
| Dec 2023 | Blk 995B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Nov 2023 | Blk 995B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$468,888 | S$6,895 psm |
| Nov 2023 | Blk 995B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$358,000 | S$7,617 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 995B · 2 ROOM | S$2,200 | — |
| Jul 2026 | Blk 995B · 2 ROOM | S$2,300 | — |
| Apr 2026 | Blk 995B · 2 ROOM | S$2,600 | — |
| Mar 2026 | Blk 995B · 2 ROOM | S$2,100 | — |
| Oct 2025 | Blk 995B · 2 ROOM | S$2,300 | — |
| Oct 2025 | Blk 995B · 2 ROOM | S$2,100 | — |
| Aug 2025 | Blk 995B · 2 ROOM | S$2,300 | — |
| Jun 2025 | Blk 995B · 2 ROOM | S$2,499 | — |
| May 2025 | Blk 995B · 2 ROOM | S$2,300 | — |
| Mar 2025 | Blk 995B · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 995B · 2 ROOM | S$400 | — |
| Nov 2024 | Blk 995B · 2 ROOM | S$2,300 | — |
| Jun 2024 | Blk 995B · 2 ROOM | S$2,400 | — |
| Jun 2024 | Blk 995B · 2 ROOM | S$2,300 | — |
| Jun 2024 | Blk 995B · 2 ROOM | S$2,200 | — |
| Apr 2024 | Blk 995B · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 995B · 2 ROOM | S$2,200 | — |
| Feb 2024 | Blk 995B · 2 ROOM | S$2,300 | — |
| Oct 2023 | Blk 995B · 2 ROOM | S$2,500 | — |
| Oct 2023 | Blk 995B · 2 ROOM | S$2,100 | — |
| Sept 2023 | Blk 995B · 2 ROOM | S$2,450 | — |
| Nov 2021 | Blk 995B · 2 ROOM | S$1,450 | — |
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$365,718 | S$403,782 | S$437,304 | S$444,952 |
| 10 years | 81 years | S$343,380 | S$418,578 | S$490,963 | S$508,286 |
| 20 years | 71 years | S$302,892 | S$450,081 | S$619,206 | S$663,673 |
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.