Blk 178 Yung Sheng Rd
Project page · 99-year lease from 2001
Based on 9 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 181 | 16 TO 18 | 116 sqm | S$658,888 | S$5,680 psm | ×1.000 | S$5,680 psm |
| Jul 2026 | Blk 178 | 13 TO 15 | 116 sqm | S$630,000 | S$5,431 psm | ×1.000 | S$5,431 psm |
| Jul 2026 | Blk 180 | 07 TO 09 | 116 sqm | S$622,000 | S$5,362 psm | ×1.000 | S$5,362 psm |
| Apr 2026 | Blk 180 | 10 TO 12 | 116 sqm | S$658,000 | S$5,672 psm | ×1.000 | S$5,672 psm |
| Mar 2026 | Blk 179 | 10 TO 12 | 116 sqm | S$630,000 | S$5,431 psm | ×0.997 | S$5,415 psm |
| Feb 2026 | Blk 179 | 07 TO 09 | 116 sqm | S$642,800 | S$5,541 psm | ×0.997 | S$5,525 psm |
| Dec 2025 | Blk 179 | 04 TO 06 | 116 sqm | S$588,000 | S$5,069 psm | ×0.996 | S$5,049 psm |
| Dec 2025 | Blk 181 | 16 TO 18 | 115 sqm | S$640,000 | S$5,565 psm | ×0.996 | S$5,543 psm |
| Dec 2025 | Blk 180 | 10 TO 12 | 115 sqm | S$648,000 | S$5,635 psm | ×0.996 | S$5,613 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.
6.83% gross yield
S$43,800 of rent a year against the estimate above · 0.47 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 18 approvals in the last year.
In Jurong West, flats of this type with 70 to 79 years of lease left yield 7.30%, from 16 blocks.
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 | 177 | 5 ROOM | S$4,000 |
| Sept 2026 | 181 | 5 ROOM | S$3,400 |
| Aug 2026 | 184 | 5 ROOM | S$3,550 |
| Aug 2026 | 182 | 5 ROOM | S$3,200 |
| Jun 2026 | 178 | 5 ROOM | S$4,000 |
| Jun 2026 | 179 | 5 ROOM | S$3,700 |
| Jun 2026 | 177 | 5 ROOM | S$3,500 |
| May 2026 | 182 | 5 ROOM | S$3,880 |
median of 18 HDB rental approvals for 5 ROOM on Yung Sheng Rd since 2025-10.
Buying or selling at S$640,903?
Buying: Stamp duty on S$640,903 · Cash and CPF needed on S$640,903 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,903.
Each opens with this figure filled in; change anything there.
Primary schools near 178 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 · 599 m · no 2025 Phase 2C ballot
1 to 2 km
- Boon Lay Garden Primary School · 1,322 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rulang Primary School · 1,430 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,690 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 178 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 116 sqm | S$630,000 | S$5,431 psm |
| May 2026 | Blk 178 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 96 sqm | S$535,000 | S$5,573 psm |
| Jan 2025 | Blk 178 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 96 sqm | S$485,000 | S$5,052 psm |
| Jul 2024 | Blk 178 · 5 ROOM · 07 TO 09 · Improved · 76 years left | 116 sqm | S$582,000 | S$5,017 psm |
| Mar 2024 | Blk 178 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 116 sqm | S$578,000 | S$4,983 psm |
| Jun 2022 | Blk 178 · 4 ROOM · 01 TO 03 · Model A · 78 years left | 95 sqm | S$425,000 | S$4,474 psm |
| Nov 2021 | Blk 178 · 5 ROOM · 01 TO 03 · Improved · 79 years left | 116 sqm | S$455,000 | S$3,922 psm |
Showing 7 of 35.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 178 · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 178 · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 178 · 5 ROOM | S$3,500 | — |
| Nov 2025 | Blk 178 · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 178 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 178 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 178 · 5 ROOM | S$4,000 | — |
| Jul 2025 | Blk 178 · 5 ROOM | S$3,750 | — |
| Jul 2024 | Blk 178 · 5 ROOM | S$3,800 | — |
| Jan 2024 | Blk 178 · 5 ROOM | S$2,650 | — |
| Nov 2023 | Blk 178 · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 178 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 178 · 5 ROOM | S$2,800 | — |
| Jul 2023 | Blk 178 · 5 ROOM | S$3,750 | — |
| Jan 2022 | Blk 178 · 5 ROOM | S$2,500 | — |
| May 2021 | Blk 178 · 4 ROOM | S$2,100 | — |
| Apr 2021 | Blk 178 · 5 ROOM | S$2,300 | — |
| Apr 2021 | Blk 178 · 4 ROOM | S$1,900 | — |
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$614,824 | S$678,815 | S$735,170 | S$748,027 |
| 10 years | 63 years | S$595,627 | S$726,067 | S$851,626 | S$881,674 |
| 20 years | 53 years | S$548,567 | S$815,141 | S$1,121,444 | S$1,201,977 |
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.