Blk 998B Buangkok Cres
Project page · 99-year lease from 2019
Based on 5 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 998B | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Apr 2026 | Blk 998B | 01 TO 03 | 93 sqm | S$595,000 | S$6,398 psm | ×1.000 | S$6,398 psm |
| Jan 2026 | Blk 998B | 01 TO 03 | 94 sqm | S$618,000 | S$6,574 psm | ×0.997 | S$6,555 psm |
| Nov 2025 | Blk 998B | 04 TO 06 | 93 sqm | S$613,888 | S$6,601 psm | ×0.996 | S$6,575 psm |
| Nov 2025 | Blk 998B | 13 TO 15 | 93 sqm | S$693,000 | S$7,452 psm | ×0.996 | S$7,422 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.
6.02% gross yield
S$37,200 of rent a year against the estimate above · 0.69 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$618,051?
Buying: Stamp duty on S$618,051 · Cash and CPF needed on S$618,051 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$618,051.
Each opens with this figure filled in; change anything there.
Primary schools near 998b 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 · 571 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 824 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 895 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 977 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Sengkang Green Primary School · 1,064 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,114 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,227 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,321 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,361 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,373 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,436 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,490 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,637 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,646 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 998B · 2 ROOM · 01 TO 03 · Model A · 92 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Aug 2026 | Blk 998B · 3 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 68 sqm | S$490,000 | S$7,206 psm |
| Jul 2026 | Blk 998B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Apr 2026 | Blk 998B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Mar 2026 | Blk 998B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Mar 2026 | Blk 998B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Jan 2026 | Blk 998B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 94 sqm | S$618,000 | S$6,574 psm |
| Dec 2025 | Blk 998B · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$410,000 | S$8,723 psm |
| Nov 2025 | Blk 998B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$693,000 | S$7,452 psm |
| Nov 2025 | Blk 998B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$613,888 | S$6,601 psm |
| Aug 2025 | Blk 998B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 94 sqm | S$692,888 | S$7,371 psm |
| Jul 2025 | Blk 998B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$538,000 | S$7,912 psm |
| Jun 2025 | Blk 998B · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$356,000 | S$7,574 psm |
| Mar 2025 | Blk 998B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$386,000 | S$8,213 psm |
| Feb 2025 | Blk 998B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$680,000 | S$7,234 psm |
| Jan 2025 | Blk 998B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Nov 2024 | Blk 998B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$665,000 | S$7,074 psm |
| Aug 2024 | Blk 998B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$358,888 | S$7,636 psm |
| Jul 2024 | Blk 998B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$678,000 | S$7,213 psm |
| Jul 2024 | Blk 998B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$483,888 | S$7,116 psm |
| Jun 2024 | Blk 998B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$665,000 | S$7,074 psm |
| Jun 2024 | Blk 998B · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 47 sqm | S$355,000 | S$7,553 psm |
| May 2024 | Blk 998B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$605,000 | S$6,436 psm |
| May 2024 | Blk 998B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Apr 2024 | Blk 998B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$587,000 | S$6,245 psm |
| Apr 2024 | Blk 998B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Apr 2024 | Blk 998B · 3 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 68 sqm | S$448,000 | S$6,588 psm |
| Apr 2024 | Blk 998B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Feb 2024 | Blk 998B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$638,000 | S$6,787 psm |
| Jan 2024 | Blk 998B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Jan 2024 | Blk 998B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jan 2024 | Blk 998B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Jan 2024 | Blk 998B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Jan 2024 | Blk 998B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$335,000 | S$7,128 psm |
| Dec 2023 | Blk 998B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$638,000 | S$6,787 psm |
| Oct 2023 | Blk 998B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$550,000 | S$5,851 psm |
| Oct 2023 | Blk 998B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Oct 2023 | Blk 998B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Oct 2023 | Blk 998B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Oct 2023 | Blk 998B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 38 sqm | S$295,000 | S$7,763 psm |
| Sept 2023 | Blk 998B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Aug 2023 | Blk 998B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 998B · 2 ROOM | S$2,500 | — |
| Sept 2026 | Blk 998B · 2 ROOM | S$2,300 | — |
| Jul 2026 | Blk 998B · 2 ROOM | S$2,300 | — |
| Jun 2026 | Blk 998B · 2 ROOM | S$2,600 | — |
| May 2026 | Blk 998B · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 998B · 2 ROOM | S$2,350 | — |
| Jan 2026 | Blk 998B · 2 ROOM | S$2,100 | — |
| Dec 2025 | Blk 998B · 2 ROOM | S$2,550 | — |
| Nov 2025 | Blk 998B · 2 ROOM | S$2,300 | — |
| Jul 2025 | Blk 998B · 2 ROOM | S$2,300 | — |
| Jun 2025 | Blk 998B · 2 ROOM | S$2,400 | — |
| Feb 2025 | Blk 998B · 2 ROOM | S$2,400 | — |
| Sept 2024 | Blk 998B · 2 ROOM | S$2,400 | — |
| Aug 2024 | Blk 998B · 2 ROOM | S$2,300 | — |
| Aug 2024 | Blk 998B · 2 ROOM | S$2,200 | — |
| Jan 2024 | Blk 998B · 2 ROOM | S$2,000 | — |
| Dec 2023 | Blk 998B · 2 ROOM | S$2,700 | — |
| Nov 2023 | Blk 998B · 2 ROOM | S$2,600 | — |
| Nov 2023 | Blk 998B · 2 ROOM | S$2,200 | — |
| Oct 2023 | Blk 998B · 2 ROOM | S$2,200 | — |
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$587,582 | S$648,738 | S$702,595 | S$714,883 |
| 10 years | 81 years | S$551,693 | S$672,510 | S$788,808 | S$816,640 |
| 20 years | 71 years | S$486,642 | S$723,124 | S$994,849 | S$1,066,292 |
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.