Blk 156 Yung Loh Rd
Project page · 99-year lease from 1996
Based on 4 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 156 | 13 TO 15 | 127 sqm | S$648,000 | S$5,102 psm | ×1.000 | S$5,102 psm |
| Jul 2026 | Blk 158 | 04 TO 06 | 125 sqm | S$650,000 | S$5,200 psm | ×1.000 | S$5,200 psm |
| May 2026 | Blk 158 | 07 TO 09 | 123 sqm | S$630,000 | S$5,122 psm | ×1.000 | S$5,122 psm |
| Nov 2025 | Blk 157 | 16 TO 18 | 136 sqm | S$713,000 | S$5,243 psm | ×0.996 | S$5,222 psm |
How accurate is this estimate for Yung Loh Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Yung Loh Rd since.
- Median error
- 4.9%
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.
6.75% gross yield
S$44,400 of rent a year against the estimate above · 1.07 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 157 | 5 ROOM | S$4,000 |
| Feb 2026 | 157 | 5 ROOM | S$3,700 |
| Dec 2025 | 157 | 5 ROOM | S$3,750 |
| Dec 2025 | 158 | 5 ROOM | S$3,300 |
| Nov 2025 | 157 | 5 ROOM | S$3,480 |
| Oct 2025 | 157 | 5 ROOM | S$3,700 |
median of 6 HDB rental approvals for 5 ROOM on Yung Loh Rd since 2025-10.
Buying or selling at S$658,025?
Buying: Stamp duty on S$658,025 · Cash and CPF needed on S$658,025 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$658,025.
Each opens with this figure filled in; change anything there.
Primary schools near 156 Yung Loh 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.
1 to 2 km
- Lakeside Primary School · 1,175 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,806 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,870 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,998 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 156 · 4 ROOM · 13 TO 15 · Model A · 69 years left | 107 sqm | S$540,000 | S$5,047 psm |
| Jul 2026 | Blk 156 · 5 ROOM · 13 TO 15 · Improved · 69 years left | 127 sqm | S$648,000 | S$5,102 psm |
| Mar 2026 | Blk 156 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 107 sqm | S$550,000 | S$5,140 psm |
| Mar 2025 | Blk 156 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 129 sqm | S$640,000 | S$4,961 psm |
| May 2023 | Blk 156 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$593,000 | S$4,821 psm |
| Apr 2023 | Blk 156 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 127 sqm | S$618,000 | S$4,866 psm |
| Feb 2023 | Blk 156 · 5 ROOM · 01 TO 03 · Improved · 72 years left | 128 sqm | S$565,000 | S$4,414 psm |
| Feb 2023 | Blk 156 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 106 sqm | S$463,000 | S$4,368 psm |
Showing 8 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 156 · 4 ROOM | S$2,600 | — |
| Jan 2025 | Blk 156 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 156 · 4 ROOM | S$2,400 | — |
| Mar 2023 | Blk 156 · 4 ROOM | S$2,000 | — |
| Feb 2023 | Blk 156 · 5 ROOM | S$2,100 | — |
| Jan 2023 | Blk 156 · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 156 · 4 ROOM | S$1,800 | — |
| Jan 2022 | Blk 156 · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 156 · 5 ROOM | S$2,500 | — |
| Apr 2021 | Blk 156 · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 156 · 4 ROOM | S$1,800 | — |
| Jan 2021 | Blk 156 · 5 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 68 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 | 63 years | S$637,480 | S$703,830 | S$762,261 | S$775,592 |
| 10 years | 58 years | S$615,038 | S$749,727 | S$879,378 | S$910,406 |
| 20 years | 48 years | S$557,539 | S$828,473 | S$1,139,785 | S$1,221,636 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.