Blk 996C Buangkok Cres
Project page · 99-year lease from 2019
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 996C | 04 TO 06 | 93 sqm | S$610,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Apr 2026 | Blk 996C | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Feb 2026 | Blk 996C | 07 TO 09 | 92 sqm | S$642,000 | S$6,978 psm | ×0.997 | S$6,958 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.
6.10% gross yield
S$37,200 of rent a year against the estimate above · 0.77 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$610,000?
Buying: Stamp duty on S$610,000 · Cash and CPF needed on S$610,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$610,000.
Each opens with this figure filled in; change anything there.
Primary schools near 996c 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 · 697 m · no 2025 Phase 2C ballot
- Hougang Primary School · 761 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 874 m · no 2025 Phase 2C ballot
- Palm View Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fernvale Primary School · 976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Sengkang Green Primary School · 1,057 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Nan Chiau Primary School · 1,087 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Springdale Primary School · 1,210 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,268 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,378 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,395 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,445 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,532 m · no 2025 Phase 2C ballot
- Rosyth School · 1,587 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,847 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,887 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2026 | Blk 996C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2026 | Blk 996C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$642,000 | S$6,978 psm |
| Oct 2025 | Blk 996C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Sept 2025 | Blk 996C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Sept 2025 | Blk 996C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Aug 2025 | Blk 996C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Dec 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Dec 2024 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Aug 2024 | Blk 996C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2024 | Blk 996C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Aug 2024 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$637,000 | S$6,849 psm |
| Jul 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$600,888 | S$6,531 psm |
| Jun 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jun 2024 | Blk 996C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jun 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jun 2024 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$585,000 | S$6,359 psm |
| May 2024 | Blk 996C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Apr 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Apr 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Apr 2024 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Mar 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$655,888 | S$7,129 psm |
| Mar 2024 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$573,000 | S$6,228 psm |
| Feb 2024 | Blk 996C · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jan 2024 | Blk 996C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2024 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Jan 2024 | Blk 996C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$602,000 | S$6,473 psm |
| Dec 2023 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2023 | Blk 996C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Dec 2023 | Blk 996C · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$558,000 | S$6,065 psm |
| Nov 2023 | Blk 996C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Oct 2023 | Blk 996C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$589,000 | S$6,333 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 996C · 4 ROOM | S$3,200 | — |
| Oct 2023 | Blk 996C · 4 ROOM | S$3,600 | — |
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$579,928 | S$640,287 | S$693,443 | S$705,571 |
| 10 years | 81 years | S$544,506 | S$663,750 | S$778,533 | S$806,002 |
| 20 years | 71 years | S$480,302 | S$713,704 | S$981,890 | S$1,052,402 |
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.