Blk 177 Yung Sheng Rd
Project page · 99-year lease from 2001
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 180 | 07 TO 09 | 90 sqm | S$525,000 | S$5,833 psm | ×1.000 | S$5,833 psm |
| Aug 2026 | Blk 180 | 13 TO 15 | 90 sqm | S$548,888 | S$6,099 psm | ×1.000 | S$6,099 psm |
| Jun 2026 | Blk 177 | 04 TO 06 | 95 sqm | S$503,000 | S$5,295 psm | ×1.000 | S$5,295 psm |
| Jun 2026 | Blk 184 | 13 TO 15 | 95 sqm | S$500,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| May 2026 | Blk 178 | 04 TO 06 | 96 sqm | S$535,000 | S$5,573 psm | ×1.000 | S$5,573 psm |
| May 2026 | Blk 180 | 04 TO 06 | 90 sqm | S$508,000 | S$5,644 psm | ×1.000 | S$5,644 psm |
How accurate is this estimate for Yung Sheng Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Yung Sheng Rd since.
- Median error
- 2.9%
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.
7.06% gross yield
S$37,800 of rent a year against the estimate above · 0.86 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 181 | 4 ROOM | S$3,350 |
| Jun 2026 | 183 | 4 ROOM | S$3,000 |
| Jun 2026 | 178 | 4 ROOM | S$3,000 |
| May 2026 | 179 | 4 ROOM | S$4,000 |
| Apr 2026 | 179 | 4 ROOM | S$4,000 |
| Jan 2026 | 177 | 4 ROOM | S$3,100 |
| Jan 2026 | 184 | 4 ROOM | S$2,600 |
| Dec 2025 | 179 | 4 ROOM | S$3,800 |
median of 12 HDB rental approvals for 4 ROOM on Yung Sheng Rd since 2025-10.
Buying or selling at S$535,629?
Buying: Stamp duty on S$535,629 · Cash and CPF needed on S$535,629 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$535,629.
Each opens with this figure filled in; change anything there.
Primary schools near 177 Yung Sheng 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 · 618 m · no 2025 Phase 2C ballot
1 to 2 km
- Boon Lay Garden Primary School · 1,348 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,398 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,428 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,638 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 177 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 95 sqm | S$503,000 | S$5,295 psm |
| Jun 2025 | Blk 177 · 4 ROOM · 13 TO 15 · Model A · 75 years left | 95 sqm | S$530,000 | S$5,579 psm |
| Nov 2024 | Blk 177 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 116 sqm | S$590,000 | S$5,086 psm |
| Jul 2024 | Blk 177 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 116 sqm | S$560,000 | S$4,828 psm |
| Jun 2024 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 76 years left | 96 sqm | S$480,000 | S$5,000 psm |
| May 2024 | Blk 177 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 96 sqm | S$498,000 | S$5,188 psm |
| Nov 2023 | Blk 177 · 5 ROOM · 07 TO 09 · Improved · 77 years left | 116 sqm | S$565,000 | S$4,871 psm |
| Nov 2023 | Blk 177 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 95 sqm | S$476,000 | S$5,011 psm |
| Jul 2023 | Blk 177 · 4 ROOM · 16 TO 18 · Model A · 77 years left | 95 sqm | S$458,000 | S$4,821 psm |
| Nov 2022 | Blk 177 · 5 ROOM · 01 TO 03 · Improved · 78 years left | 116 sqm | S$540,000 | S$4,655 psm |
| Sept 2022 | Blk 177 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 96 sqm | S$450,000 | S$4,688 psm |
| Jun 2022 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 78 years left | 95 sqm | S$430,000 | S$4,526 psm |
| Mar 2022 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 78 years left | 96 sqm | S$418,000 | S$4,354 psm |
| Oct 2021 | Blk 177 · 5 ROOM · 04 TO 06 · Improved · 79 years left | 116 sqm | S$536,000 | S$4,621 psm |
| Oct 2021 | Blk 177 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 96 sqm | S$445,000 | S$4,635 psm |
Showing 15 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 177 · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 177 · 5 ROOM | S$3,500 | — |
| May 2026 | Blk 177 · 5 ROOM | S$3,600 | — |
| Feb 2026 | Blk 177 · 5 ROOM | S$4,000 | — |
| Jan 2026 | Blk 177 · 4 ROOM | S$3,100 | — |
| Oct 2025 | Blk 177 · 5 ROOM | S$3,800 | — |
| Jul 2025 | Blk 177 · 4 ROOM | S$2,050 | — |
| Feb 2025 | Blk 177 · 4 ROOM | S$2,400 | — |
| Feb 2025 | Blk 177 · 4 ROOM | S$1,500 | — |
| Nov 2024 | Blk 177 · 5 ROOM | S$2,050 | — |
| Oct 2024 | Blk 177 · 5 ROOM | S$3,800 | — |
| Jun 2024 | Blk 177 · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 177 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 177 · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 177 · 5 ROOM | S$3,800 | — |
| Feb 2024 | Blk 177 · 4 ROOM | S$2,600 | — |
| Sept 2023 | Blk 177 · 5 ROOM | S$3,600 | — |
| Jun 2023 | Blk 177 · 4 ROOM | S$3,500 | — |
| Jan 2023 | Blk 177 · 4 ROOM | S$2,000 | — |
| Dec 2022 | Blk 177 · 4 ROOM | S$2,400 | — |
| Nov 2022 | Blk 177 · 5 ROOM | S$2,050 | — |
| Aug 2022 | Blk 177 · 5 ROOM | S$3,100 | — |
| May 2022 | Blk 177 · 5 ROOM | S$2,700 | — |
| Oct 2021 | Blk 177 · 5 ROOM | S$2,000 | — |
| Aug 2021 | Blk 177 · 5 ROOM | S$2,150 | — |
| Aug 2021 | Blk 177 · 4 ROOM | S$1,800 | — |
| Jul 2021 | Blk 177 · 5 ROOM | S$3,100 | — |
| Jun 2021 | Blk 177 · 5 ROOM | S$2,300 | — |
| Feb 2021 | Blk 177 · 4 ROOM | S$1,850 | — |
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 73 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 | 68 years | S$513,833 | S$567,313 | S$614,411 | S$625,157 |
| 10 years | 63 years | S$497,790 | S$606,803 | S$711,738 | S$736,851 |
| 20 years | 53 years | S$458,459 | S$681,246 | S$937,236 | S$1,004,541 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.