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HDB · 610161

Blk 161 Yung Ping Rd

Project page · 99-year lease from 1997

Indicative value range
S$802,458 – S$814,683
Indicative mid S$804,489 · S$5,510 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 16101 TO 03143 sqmS$780,000S$5,455 psm×1.000S$5,455 psm
Sept 2026Blk 16116 TO 18147 sqmS$810,000S$5,510 psm×1.000S$5,510 psm
Apr 2026Blk 16113 TO 15147 sqmS$810,000S$5,510 psm×1.000S$5,510 psm
Apr 2026Blk 16113 TO 15152 sqmS$880,000S$5,789 psm×1.000S$5,789 psm

How accurate is this estimate for Yung Ping Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Yung Ping Rd since.

Median error
3.4%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.59% gross yield

S$45,000 of rent a year against the estimate above · 0.89 points above flats like it

Homes like this rent for about S$3,750 a month, the middle of 16 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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

ApprovedBlockFlatRent a month
Jun 2026161EXECUTIVES$4,300
Jun 2026161EXECUTIVES$3,600
May 2026163EXECUTIVES$3,900
May 2026160EXECUTIVES$3,800
Apr 2026163EXECUTIVES$3,500
Mar 2026160EXECUTIVES$4,300
Mar 2026161EXECUTIVES$3,600
Feb 2026161EXECUTIVES$4,000

median of 16 HDB rental approvals for EXECUTIVE on Yung Ping Rd since 2025-10.

Buying or selling at S$804,489?

Buying: Stamp duty on S$804,489 · Cash and CPF needed on S$804,489 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$804,489.

Each opens with this figure filled in; change anything there.

Primary schools near 161 Yung Ping 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 161 · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left
143 sqmS$780,000S$5,455 psm
Sept 2026
Blk 161 · EXECUTIVE · 16 TO 18 · Apartment · 69 years left
147 sqmS$810,000S$5,510 psm
Apr 2026
Blk 161 · EXECUTIVE · 13 TO 15 · Maisonette · 70 years left
152 sqmS$880,000S$5,789 psm
Apr 2026
Blk 161 · EXECUTIVE · 13 TO 15 · Apartment · 70 years left
147 sqmS$810,000S$5,510 psm
May 2024
Blk 161 · EXECUTIVE · 04 TO 06 · Maisonette · 72 years left
146 sqmS$817,000S$5,596 psm
Apr 2024
Blk 161 · EXECUTIVE · 01 TO 03 · Maisonette · 72 years left
146 sqmS$820,000S$5,616 psm
Jul 2022
Blk 161 · EXECUTIVE · 07 TO 09 · Apartment · 74 years left
147 sqmS$688,000S$4,680 psm
Jun 2022
Blk 161 · EXECUTIVE · 01 TO 03 · Apartment · 74 years left
146 sqmS$610,000S$4,178 psm
Oct 2021
Blk 161 · EXECUTIVE · 01 TO 03 · Apartment · 74 years left
148 sqmS$610,000S$4,122 psm
See more

Showing 9 of 49.

Sale prices as filed in caveats.

Where the lease takes this

About 69 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years64 yearsS$779,371S$860,489S$931,926S$948,225
10 years59 yearsS$751,934S$916,603S$1,075,111S$1,113,045
20 years49 yearsS$681,636S$1,012,876S$1,393,481S$1,493,549

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.