Blk 121 Yuan Ching Rd
Project page · 99-year lease from 1974
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 |
|---|---|---|---|---|---|---|---|
| Feb 2026 | Blk 121 | 04 TO 06 | 61 sqm | S$316,000 | S$5,180 psm | ×0.997 | S$5,165 psm |
| Feb 2026 | Blk 121 | 04 TO 06 | 69 sqm | S$340,000 | S$4,928 psm | ×0.997 | S$4,913 psm |
| Feb 2026 | Blk 121 | 04 TO 06 | 61 sqm | S$312,000 | S$5,115 psm | ×0.997 | S$5,100 psm |
| Dec 2025 | Blk 121 | 01 TO 03 | 61 sqm | S$290,000 | S$4,754 psm | ×0.996 | S$4,735 psm |
How accurate is this estimate for Yuan Ching Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Yuan Ching Rd since.
- Median error
- 3.4%
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.
11.20% gross yield
S$34,200 of rent a year against the estimate above · 2 points above flats like it
Homes like this rent for about S$2,850 a month, the middle of 22 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 9.20%, from 187 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 | 138C | 3 ROOM | S$3,200 |
| Aug 2026 | 122 | 3 ROOM | S$2,550 |
| Jul 2026 | 138C | 3 ROOM | S$3,300 |
| Jul 2026 | 122 | 3 ROOM | S$2,800 |
| Jul 2026 | 122 | 3 ROOM | S$2,300 |
| Jun 2026 | 138D | 3 ROOM | S$3,400 |
| Jun 2026 | 121 | 3 ROOM | S$2,500 |
| May 2026 | 122 | 3 ROOM | S$2,600 |
median of 22 HDB rental approvals for 3 ROOM on Yuan Ching Rd since 2025-10.
Buying or selling at S$305,386?
Buying: Stamp duty on S$305,386 · Cash and CPF needed on S$305,386 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$305,386.
Each opens with this figure filled in; change anything there.
Primary schools near 121 Yuan Ching Rd
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
- Lakeside Primary School · 655 m · no 2025 Phase 2C ballot
1 to 2 km
- Shuqun Primary School · 1,165 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,264 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,299 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,411 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,655 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 61 sqm | S$312,000 | S$5,115 psm |
| Feb 2026 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 69 sqm | S$340,000 | S$4,928 psm |
| Feb 2026 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 47 years left | 61 sqm | S$316,000 | S$5,180 psm |
| Dec 2025 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 61 sqm | S$290,000 | S$4,754 psm |
| Oct 2025 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 48 years left | 69 sqm | S$335,000 | S$4,855 psm |
| Aug 2025 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 61 sqm | S$330,000 | S$5,410 psm |
| Jun 2025 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 61 sqm | S$343,000 | S$5,623 psm |
| May 2025 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 69 sqm | S$340,000 | S$4,928 psm |
| Apr 2025 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 61 sqm | S$345,000 | S$5,656 psm |
| Feb 2025 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 69 sqm | S$330,000 | S$4,783 psm |
| Feb 2025 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 61 sqm | S$310,000 | S$5,082 psm |
| Dec 2024 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 60 sqm | S$325,000 | S$5,417 psm |
| Oct 2024 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 61 sqm | S$295,000 | S$4,836 psm |
| Sept 2024 | Blk 121 · 3 ROOM · 10 TO 12 · Improved · 49 years left | 61 sqm | S$335,000 | S$5,492 psm |
| May 2024 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 61 sqm | S$328,000 | S$5,377 psm |
| May 2024 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 61 sqm | S$290,000 | S$4,754 psm |
| May 2024 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 61 sqm | S$290,000 | S$4,754 psm |
| Apr 2024 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 49 years left | 61 sqm | S$296,000 | S$4,852 psm |
| Feb 2024 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 49 years left | 61 sqm | S$285,000 | S$4,672 psm |
| Apr 2023 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 50 years left | 61 sqm | S$295,000 | S$4,836 psm |
| Feb 2023 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 61 sqm | S$292,000 | S$4,787 psm |
| Jan 2023 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 61 sqm | S$300,888 | S$4,933 psm |
| Nov 2022 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 61 sqm | S$270,000 | S$4,426 psm |
| Oct 2022 | Blk 121 · 3 ROOM · 04 TO 06 · Improved · 51 years left | 61 sqm | S$268,000 | S$4,393 psm |
| Sept 2022 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 61 sqm | S$280,000 | S$4,590 psm |
| Sept 2022 | Blk 121 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 61 sqm | S$278,000 | S$4,557 psm |
| Nov 2021 | Blk 121 · 3 ROOM · 01 TO 03 · Improved · 52 years left | 61 sqm | S$250,000 | S$4,098 psm |
| Oct 2021 | Blk 121 · 3 ROOM · 07 TO 09 · Improved · 52 years left | 61 sqm | S$265,000 | S$4,344 psm |
Showing 28 of 96.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 121 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 121 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 121 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 121 · 3 ROOM | S$2,000 | — |
| Apr 2025 | Blk 121 · 3 ROOM | S$2,200 | — |
| Dec 2024 | Blk 121 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 121 · 3 ROOM | S$2,700 | — |
| Nov 2024 | Blk 121 · 3 ROOM | S$2,200 | — |
| Aug 2024 | Blk 121 · 3 ROOM | S$2,700 | — |
| Feb 2024 | Blk 121 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 121 · 3 ROOM | S$2,300 | — |
| Feb 2024 | Blk 121 · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 121 · 3 ROOM | S$3,100 | — |
| Feb 2023 | Blk 121 · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 121 · 3 ROOM | S$3,100 | — |
| Nov 2022 | Blk 121 · 3 ROOM | S$2,700 | — |
| Nov 2022 | Blk 121 · 3 ROOM | S$2,200 | — |
| Aug 2022 | Blk 121 · 3 ROOM | S$1,800 | — |
| Mar 2022 | Blk 121 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 121 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 121 · 3 ROOM | S$1,800 | — |
| Jan 2022 | Blk 121 · 3 ROOM | S$1,650 | — |
| Mar 2021 | Blk 121 · 3 ROOM | S$1,600 | — |
| Feb 2021 | Blk 121 · 3 ROOM | S$1,550 | — |
| Jan 2021 | Blk 121 · 3 ROOM | S$1,800 | — |
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 46 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 | 41 years | S$287,596 | S$317,529 | S$343,890 | S$349,905 |
| 10 years | 36 years | S$268,467 | S$327,260 | S$383,853 | S$397,397 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.