Blk 181 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 181 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 · 621 m · no 2025 Phase 2C ballot
1 to 2 km
- Shuqun Primary School · 1,356 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Boon Lay Garden Primary School · 1,365 m · no 2025 Phase 2C ballot
- Rulang Primary School · 1,401 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,562 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 181 · 5 ROOM · 16 TO 18 · Improved · 74 years left | 116 sqm | S$658,888 | S$5,680 psm |
| Dec 2025 | Blk 181 · 5 ROOM · 16 TO 18 · Improved · 74 years left | 115 sqm | S$640,000 | S$5,565 psm |
| Aug 2025 | Blk 181 · 5 ROOM · 16 TO 18 · Improved · 75 years left | 116 sqm | S$670,000 | S$5,776 psm |
| Jul 2025 | Blk 181 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 116 sqm | S$618,000 | S$5,328 psm |
| Nov 2023 | Blk 181 · 5 ROOM · 01 TO 03 · Improved · 76 years left | 116 sqm | S$530,888 | S$4,577 psm |
| Apr 2023 | Blk 181 · 5 ROOM · 16 TO 18 · Improved · 77 years left | 116 sqm | S$590,000 | S$5,086 psm |
| Mar 2023 | Blk 181 · 4 ROOM · 16 TO 18 · Model A · 77 years left | 90 sqm | S$470,000 | S$5,222 psm |
| Sept 2022 | Blk 181 · 4 ROOM · 16 TO 18 · Model A · 78 years left | 90 sqm | S$450,000 | S$5,000 psm |
| Jul 2022 | Blk 181 · 4 ROOM · 13 TO 15 · Model A · 78 years left | 90 sqm | S$462,000 | S$5,133 psm |
| Feb 2022 | Blk 181 · 4 ROOM · 16 TO 18 · Model A · 78 years left | 90 sqm | S$443,000 | S$4,922 psm |
| Nov 2021 | Blk 181 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$425,000 | S$4,722 psm |
Showing 11 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 181 · 5 ROOM | S$3,400 | — |
| Sept 2026 | Blk 181 · 4 ROOM | S$3,350 | — |
| May 2026 | Blk 181 · 5 ROOM | S$3,300 | — |
| Mar 2026 | Blk 181 · 5 ROOM | S$3,500 | — |
| Aug 2025 | Blk 181 · 5 ROOM | S$3,400 | — |
| Jan 2025 | Blk 181 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 181 · 5 ROOM | S$3,300 | — |
| Sept 2024 | Blk 181 · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 181 · 5 ROOM | S$2,600 | — |
| Feb 2024 | Blk 181 · 5 ROOM | S$3,700 | — |
| Sept 2023 | Blk 181 · 5 ROOM | S$3,400 | — |
| Sept 2023 | Blk 181 · 5 ROOM | S$3,000 | — |
| Feb 2023 | Blk 181 · 5 ROOM | S$2,300 | — |
| Aug 2022 | Blk 181 · 5 ROOM | S$2,800 | — |
| Aug 2022 | Blk 181 · 5 ROOM | S$2,500 | — |
| Apr 2022 | Blk 181 · 5 ROOM | S$2,000 | — |
| Dec 2021 | Blk 181 · 5 ROOM | S$3,000 | — |
| Sept 2021 | Blk 181 · 5 ROOM | S$2,300 | — |
| Jul 2021 | Blk 181 · 5 ROOM | S$2,300 | — |
| Feb 2021 | Blk 181 · 4 ROOM | S$1,450 | — |
| Jan 2021 | Blk 181 · 5 ROOM | S$2,200 | — |
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.