Blk 157 Yung Loh Rd
Project page · 99-year lease from 1996
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 157 | 04 TO 06 | 110 sqm | S$570,000 | S$5,182 psm | ×1.000 | S$5,182 psm |
| Aug 2026 | Blk 156 | 13 TO 15 | 107 sqm | S$540,000 | S$5,047 psm | ×1.000 | S$5,047 psm |
| Jun 2026 | Blk 155 | 04 TO 06 | 106 sqm | S$530,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| May 2026 | Blk 158 | 04 TO 06 | 110 sqm | S$530,000 | S$4,818 psm | ×1.000 | S$4,818 psm |
| Mar 2026 | Blk 156 | 04 TO 06 | 107 sqm | S$550,000 | S$5,140 psm | ×0.997 | S$5,125 psm |
| Jan 2026 | Blk 158 | 01 TO 03 | 106 sqm | S$513,000 | S$4,840 psm | ×0.997 | S$4,825 psm |
| Nov 2025 | Blk 158 | 01 TO 03 | 111 sqm | S$525,000 | S$4,730 psm | ×0.996 | S$4,711 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.
6.11% gross yield
S$33,600 of rent a year against the estimate above · 0.58 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 |
|---|---|---|---|
| Jun 2026 | 155 | 4 ROOM | S$3,000 |
| May 2026 | 158 | 4 ROOM | S$3,300 |
| Apr 2026 | 158 | 4 ROOM | S$2,600 |
| Apr 2026 | 155 | 4 ROOM | S$2,000 |
median of 4 HDB rental approvals for 4 ROOM on Yung Loh Rd 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 157 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 · 1,094 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fuhua Primary School · 1,780 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 1,793 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rulang Primary School · 1,948 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 157 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 110 sqm | S$570,000 | S$5,182 psm |
| Nov 2025 | Blk 157 · 5 ROOM · 16 TO 18 · Model A · 69 years left | 136 sqm | S$713,000 | S$5,243 psm |
| Sept 2025 | Blk 157 · 5 ROOM · 01 TO 03 · Improved · 69 years left | 127 sqm | S$620,000 | S$4,882 psm |
| Jul 2025 | Blk 157 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 128 sqm | S$658,000 | S$5,141 psm |
| Jan 2025 | Blk 157 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 109 sqm | S$490,000 | S$4,495 psm |
| Dec 2024 | Blk 157 · 4 ROOM · 01 TO 03 · Model A · 70 years left | 107 sqm | S$475,000 | S$4,439 psm |
| Jan 2024 | Blk 157 · 5 ROOM · 01 TO 03 · Improved · 71 years left | 127 sqm | S$570,000 | S$4,488 psm |
| Jun 2023 | Blk 157 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 111 sqm | S$480,000 | S$4,324 psm |
| Jan 2022 | Blk 157 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 128 sqm | S$545,000 | S$4,258 psm |
| Oct 2021 | Blk 157 · 5 ROOM · 10 TO 12 · Improved · 73 years left | 128 sqm | S$518,000 | S$4,047 psm |
Showing 10 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 157 · 5 ROOM | S$4,000 | — |
| Feb 2026 | Blk 157 · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 157 · 5 ROOM | S$3,750 | — |
| Nov 2025 | Blk 157 · 5 ROOM | S$3,480 | — |
| Oct 2025 | Blk 157 · 5 ROOM | S$3,700 | — |
| Jun 2025 | Blk 157 · 5 ROOM | S$3,500 | — |
| Feb 2025 | Blk 157 · 5 ROOM | S$3,700 | — |
| Apr 2024 | Blk 157 · 4 ROOM | S$1,380 | — |
| Feb 2024 | Blk 157 · 5 ROOM | S$3,400 | — |
| Dec 2023 | Blk 157 · 5 ROOM | S$2,300 | — |
| Nov 2023 | Blk 157 · 5 ROOM | S$2,200 | — |
| Sept 2023 | Blk 157 · 5 ROOM | S$3,800 | — |
| Apr 2023 | Blk 157 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 157 · 5 ROOM | S$3,000 | — |
| Jan 2022 | Blk 157 · 5 ROOM | S$2,500 | — |
| Nov 2021 | Blk 157 · 5 ROOM | S$2,200 | — |
| Oct 2021 | Blk 157 · 5 ROOM | S$3,000 | — |
| Jun 2021 | Blk 157 · 4 ROOM | S$1,400 | — |
| Mar 2021 | Blk 157 · 5 ROOM | S$1,900 | — |
| Feb 2021 | Blk 157 · 5 ROOM | S$2,200 | — |
| Jan 2021 | Blk 157 · 5 ROOM | S$2,300 | — |
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$532,828 | S$588,285 | S$637,124 | S$648,267 |
| 10 years | 58 years | S$514,070 | S$626,648 | S$735,015 | S$760,949 |
| 20 years | 48 years | S$466,010 | S$692,466 | S$952,672 | S$1,021,085 |
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.