Blk 996B Buangkok Cres
Project page · 99-year lease from 2019
Based on 8 sales in this block, last 12 months. Search did not need to widen. 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 996B | 16 TO 18 | 92 sqm | S$680,000 | S$7,391 psm | ×1.000 | S$7,391 psm |
| Jul 2026 | Blk 996B | 13 TO 15 | 92 sqm | S$680,000 | S$7,391 psm | ×1.000 | S$7,391 psm |
| Jun 2026 | Blk 996B | 16 TO 18 | 92 sqm | S$661,000 | S$7,185 psm | ×1.000 | S$7,185 psm |
| May 2026 | Blk 996B | 13 TO 15 | 92 sqm | S$708,888 | S$7,705 psm | ×1.000 | S$7,705 psm |
| Mar 2026 | Blk 996B | 01 TO 03 | 92 sqm | S$595,000 | S$6,467 psm | ×0.997 | S$6,448 psm |
| Jan 2026 | Blk 996B | 10 TO 12 | 93 sqm | S$678,000 | S$7,290 psm | ×0.997 | S$7,269 psm |
| Dec 2025 | Blk 996B | 04 TO 06 | 93 sqm | S$642,000 | S$6,903 psm | ×0.996 | S$6,876 psm |
| Dec 2025 | Blk 996B | 16 TO 18 | 93 sqm | S$650,000 | S$6,989 psm | ×0.996 | S$6,962 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.
5.60% gross yield
S$37,200 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 33 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 997B | 4 ROOM | S$3,500 |
| Sept 2026 | 981A | 4 ROOM | S$3,300 |
| Sept 2026 | 997A | 4 ROOM | S$3,200 |
| Sept 2026 | 980C | 4 ROOM | S$3,000 |
| Aug 2026 | 998A | 4 ROOM | S$3,200 |
| Aug 2026 | 981A | 4 ROOM | S$3,100 |
| Aug 2026 | 979A | 4 ROOM | S$3,000 |
| Jul 2026 | 980A | 4 ROOM | S$3,300 |
median of 33 HDB rental approvals for 4 ROOM on Buangkok Cres since 2025-10.
Buying or selling at S$664,866?
Buying: Stamp duty on S$664,866 · Cash and CPF needed on S$664,866 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$664,866.
Each opens with this figure filled in; change anything there.
Primary schools near 996b 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 · 696 m · no 2025 Phase 2C ballot
- Hougang Primary School · 793 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 917 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yio Chu Kang Primary School · 927 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 970 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Sengkang Green Primary School · 998 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,101 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,209 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,224 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,433 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,435 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,497 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,591 m · no 2025 Phase 2C ballot
- Rosyth School · 1,598 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,885 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,909 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 996B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jul 2026 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jun 2026 | Blk 996B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$661,000 | S$7,185 psm |
| May 2026 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$708,888 | S$7,705 psm |
| Mar 2026 | Blk 996B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jan 2026 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Dec 2025 | Blk 996B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Dec 2025 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$642,000 | S$6,903 psm |
| Sept 2025 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Aug 2025 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$680,888 | S$7,401 psm |
| Aug 2025 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$639,800 | S$6,954 psm |
| Jul 2025 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jul 2025 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| May 2025 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$638,188 | S$6,862 psm |
| May 2025 | Blk 996B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$618,000 | S$6,717 psm |
| Apr 2025 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$662,800 | S$7,127 psm |
| Mar 2025 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jan 2025 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Dec 2024 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Dec 2024 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$643,000 | S$6,989 psm |
| Nov 2024 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$626,000 | S$6,804 psm |
| Nov 2024 | Blk 996B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Sept 2024 | Blk 996B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Aug 2024 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jul 2024 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Jul 2024 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$635,000 | S$6,828 psm |
| May 2024 | Blk 996B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$588,000 | S$6,391 psm |
| Mar 2024 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$642,000 | S$6,903 psm |
| Mar 2024 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Jan 2024 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jan 2024 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$618,888 | S$6,727 psm |
| Jan 2024 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jan 2024 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2024 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Dec 2023 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Dec 2023 | Blk 996B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$602,000 | S$6,543 psm |
| Dec 2023 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$573,000 | S$6,228 psm |
| Nov 2023 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Nov 2023 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$590,888 | S$6,354 psm |
| Nov 2023 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Nov 2023 | Blk 996B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Oct 2023 | Blk 996B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Sept 2023 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Sept 2023 | Blk 996B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$615,000 | S$6,685 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Oct 2025 | Blk 996B · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 996B · 4 ROOM | S$3,400 | — |
| Sept 2024 | Blk 996B · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 996B · 4 ROOM | S$3,800 | — |
| Feb 2024 | Blk 996B · 4 ROOM | S$3,300 | — |
| Nov 2023 | Blk 996B · 4 ROOM | S$3,700 | — |
| Nov 2021 | Blk 996B · 4 ROOM | S$2,600 | — |
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$632,088 | S$697,877 | S$755,814 | S$769,032 |
| 10 years | 81 years | S$593,481 | S$723,450 | S$848,557 | S$878,497 |
| 20 years | 71 years | S$523,503 | S$777,897 | S$1,070,205 | S$1,147,059 |
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.