Blk 988C Buangkok Green
Project page · 99-year lease from 2015
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 988C | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Jun 2026 | Blk 988C | 07 TO 09 | 93 sqm | S$634,000 | S$6,817 psm | ×1.000 | S$6,817 psm |
| Feb 2026 | Blk 988C | 07 TO 09 | 93 sqm | S$625,000 | S$6,720 psm | ×0.997 | S$6,701 psm |
| Dec 2025 | Blk 988C | 13 TO 15 | 93 sqm | S$660,000 | S$7,097 psm | ×0.996 | S$7,069 psm |
How accurate is this estimate for Buangkok Green?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 26 sales in Buangkok Green since.
- Median error
- 2.5%
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.
6.12% gross yield
S$39,000 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 987C | 4 ROOM | S$3,100 |
| Sept 2026 | 988A | 4 ROOM | S$2,900 |
| Aug 2026 | 988A | 4 ROOM | S$3,500 |
| May 2026 | 987A | 4 ROOM | S$3,600 |
| May 2026 | 987C | 4 ROOM | S$3,250 |
| Apr 2026 | 987C | 4 ROOM | S$3,100 |
| Mar 2026 | 987A | 4 ROOM | S$3,200 |
| Dec 2025 | 987A | 4 ROOM | S$3,600 |
median of 13 HDB rental approvals for 4 ROOM on Buangkok Green since 2025-10.
Buying or selling at S$637,000?
Buying: Stamp duty on S$637,000 · Cash and CPF needed on S$637,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$637,000.
Each opens with this figure filled in; change anything there.
Primary schools near 988c Buangkok Green
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 · 424 m · no 2025 Phase 2C ballot
- Rosyth School · 797 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 913 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinmin Primary School · 970 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Fernvale Primary School · 1,050 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Sengkang Green Primary School · 1,345 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,377 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,528 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,531 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,884 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 988C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jun 2026 | Blk 988C · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$634,000 | S$6,817 psm |
| Feb 2026 | Blk 988C · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Dec 2025 | Blk 988C · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jan 2025 | Blk 988C · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Sept 2024 | Blk 988C · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$655,888 | S$7,053 psm |
| Jun 2024 | Blk 988C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$625,000 | S$6,720 psm |
| May 2024 | Blk 988C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Jun 2023 | Blk 988C · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2023 | Blk 988C · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$608,888 | S$6,547 psm |
| Jul 2022 | Blk 988C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$588,000 | S$6,323 psm |
| May 2022 | Blk 988C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$550,000 | S$5,914 psm |
| May 2022 | Blk 988C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Dec 2021 | Blk 988C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Nov 2021 | Blk 988C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Oct 2021 | Blk 988C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$500,000 | S$5,376 psm |
Showing 16 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 988C · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 988C · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 988C · 4 ROOM | S$2,900 | — |
| Jul 2022 | Blk 988C · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 988C · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 988C · 4 ROOM | S$1,700 | — |
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 87 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 | 82 years | S$598,092 | S$660,342 | S$715,164 | S$727,671 |
| 10 years | 77 years | S$559,016 | S$681,438 | S$799,279 | S$827,481 |
| 20 years | 67 years | S$506,103 | S$752,042 | S$1,034,634 | S$1,108,933 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.