Blk 980C Buangkok Cres
Project page · 99-year lease from 2003
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 980C | 10 TO 12 | 85 sqm | S$550,000 | S$6,471 psm | ×1.000 | S$6,471 psm |
| Aug 2026 | Blk 980C | 07 TO 09 | 85 sqm | S$535,000 | S$6,294 psm | ×1.000 | S$6,294 psm |
| Jun 2026 | Blk 980C | 13 TO 15 | 85 sqm | S$562,000 | S$6,612 psm | ×1.000 | S$6,612 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.
6.76% gross yield
S$37,200 of rent a year against the estimate above · 0.56 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 70 to 79 years of lease left yield 6.20%, from 137 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$550,000?
Buying: Stamp duty on S$550,000 · Cash and CPF needed on S$550,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$550,000.
Each opens with this figure filled in; change anything there.
Primary schools near 980c 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 · 118 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 510 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Montfort Junior School (boys) · 1,010 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,146 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,264 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,321 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,487 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,488 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,603 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,660 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,835 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,886 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,926 m · balloted in 2025 Phase 2C (citizens beyond 2 km) · near the line — check on OneMap
- Holy Innocents' Primary School · 1,985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 980C · 4 ROOM · 10 TO 12 · Model A2 · 76 years left | 85 sqm | S$550,000 | S$6,471 psm |
| Aug 2026 | Blk 980C · 4 ROOM · 07 TO 09 · Model A2 · 76 years left | 85 sqm | S$535,000 | S$6,294 psm |
| Jun 2026 | Blk 980C · 4 ROOM · 13 TO 15 · Model A2 · 76 years left | 85 sqm | S$562,000 | S$6,612 psm |
| Jul 2025 | Blk 980C · 4 ROOM · 01 TO 03 · Model A2 · 77 years left | 85 sqm | S$530,000 | S$6,235 psm |
| May 2025 | Blk 980C · 4 ROOM · 13 TO 15 · Model A2 · 77 years left | 85 sqm | S$555,000 | S$6,529 psm |
| Jun 2024 | Blk 980C · 4 ROOM · 10 TO 12 · Model A2 · 78 years left excluded: outlier | 85 sqm | S$580,000 | S$6,824 psm |
| Apr 2024 | Blk 980C · 4 ROOM · 01 TO 03 · Model A2 · 78 years left | 85 sqm | S$490,000 | S$5,765 psm |
| Feb 2024 | Blk 980C · 4 ROOM · 10 TO 12 · Model A2 · 78 years left | 85 sqm | S$500,000 | S$5,882 psm |
| May 2023 | Blk 980C · 4 ROOM · 01 TO 03 · Model A2 · 79 years left | 85 sqm | S$468,000 | S$5,506 psm |
| Sept 2022 | Blk 980C · 4 ROOM · 04 TO 06 · Model A2 · 80 years left | 85 sqm | S$458,800 | S$5,398 psm |
| Apr 2022 | Blk 980C · 4 ROOM · 10 TO 12 · Model A2 · 80 years left | 85 sqm | S$435,000 | S$5,118 psm |
| Feb 2022 | Blk 980C · 4 ROOM · 10 TO 12 · Model A2 · 80 years left | 85 sqm | S$438,000 | S$5,153 psm |
| Dec 2021 | Blk 980C · 4 ROOM · 04 TO 06 · Model A2 · 80 years left | 85 sqm | S$415,000 | S$4,882 psm |
Showing 13 of 80.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 980C · 4 ROOM | S$3,000 | — |
| Jul 2026 | Blk 980C · 4 ROOM | S$3,050 | — |
| Oct 2025 | Blk 980C · 4 ROOM | S$3,000 | — |
| Apr 2025 | Blk 980C · 4 ROOM | S$2,900 | — |
| Mar 2025 | Blk 980C · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 980C · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 980C · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 980C · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 980C · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 980C · 4 ROOM | S$3,300 | — |
| Mar 2023 | Blk 980C · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 980C · 4 ROOM | S$3,000 | — |
| Jan 2023 | Blk 980C · 4 ROOM | S$2,200 | — |
| Sept 2022 | Blk 980C · 4 ROOM | S$2,000 | — |
| May 2022 | Blk 980C · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 980C · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 980C · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 980C · 4 ROOM | S$1,800 | — |
| Mar 2021 | Blk 980C · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 980C · 4 ROOM | S$1,900 | — |
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 75 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 | 70 years | S$519,062 | S$573,086 | S$620,663 | S$631,518 |
| 10 years | 65 years | S$497,939 | S$606,985 | S$711,952 | S$737,072 |
| 20 years | 55 years | S$465,410 | S$691,575 | S$951,446 | S$1,019,771 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.