Blk 138A Yuan Ching Rd
Project page · 99-year lease from 2014
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 138C | 04 TO 06 | 91 sqm | S$722,888 | S$7,944 psm | ×1.000 | S$7,944 psm |
| Jul 2026 | Blk 138C | 13 TO 15 | 89 sqm | S$768,888 | S$8,639 psm | ×1.000 | S$8,639 psm |
| Jun 2026 | Blk 138B | 01 TO 03 | 89 sqm | S$675,000 | S$7,584 psm | ×1.000 | S$7,584 psm |
| Mar 2026 | Blk 138C | 10 TO 12 | 91 sqm | S$755,888 | S$8,306 psm | ×0.997 | S$8,282 psm |
| Mar 2026 | Blk 138D | 22 TO 24 | 91 sqm | S$772,000 | S$8,484 psm | ×0.997 | S$8,458 psm |
| Nov 2025 | Blk 138D | 04 TO 06 | 91 sqm | S$713,000 | S$7,835 psm | ×0.996 | S$7,804 psm |
How accurate is this estimate for Yuan Ching Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 31 sales in Yuan Ching Rd since.
- Median error
- 3.4%
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.
6.01% gross yield
S$44,400 of rent a year against the estimate above · 0.44 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 |
|---|---|---|---|
| Aug 2026 | 138D | 4 ROOM | S$4,000 |
| May 2026 | 138D | 4 ROOM | S$3,500 |
| Mar 2026 | 138B | 4 ROOM | S$3,800 |
| Mar 2026 | 138B | 4 ROOM | S$3,700 |
| Mar 2026 | 138A | 4 ROOM | S$3,500 |
| Jan 2026 | 138B | 4 ROOM | S$3,700 |
median of 6 HDB rental approvals for 4 ROOM on Yuan Ching Rd since 2025-10.
Buying or selling at S$738,273?
Buying: Stamp duty on S$738,273 · Cash and CPF needed on S$738,273 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$738,273.
Each opens with this figure filled in; change anything there.
Primary schools near 138a Yuan Ching 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 · 1,292 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,581 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 138A · 5 ROOM · 01 TO 03 · DBSS · 87 years left | 108 sqm | S$830,000 | S$7,685 psm |
| Jul 2026 | Blk 138A · 3 ROOM · 10 TO 12 · DBSS · 87 years left | 67 sqm | S$555,000 | S$8,284 psm |
| Mar 2026 | Blk 138A · 5 ROOM · 16 TO 18 · DBSS · 88 years left | 105 sqm | S$900,000 | S$8,571 psm |
| Oct 2025 | Blk 138A · 3 ROOM · 07 TO 09 · DBSS · 88 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Sept 2025 | Blk 138A · 5 ROOM · 22 TO 24 · DBSS · 88 years left | 108 sqm | S$915,000 | S$8,472 psm |
| Sept 2025 | Blk 138A · 3 ROOM · 16 TO 18 · DBSS · 88 years left | 67 sqm | S$600,000 | S$8,955 psm |
| Jul 2025 | Blk 138A · 4 ROOM · 04 TO 06 · DBSS · 88 years left | 91 sqm | S$710,000 | S$7,802 psm |
| Jun 2025 | Blk 138A · 5 ROOM · 07 TO 09 · DBSS · 88 years left | 108 sqm | S$836,000 | S$7,741 psm |
| Jun 2025 | Blk 138A · 4 ROOM · 04 TO 06 · DBSS · 88 years left | 86 sqm | S$660,000 | S$7,674 psm |
| Feb 2025 | Blk 138A · 3 ROOM · 22 TO 24 · DBSS · 89 years left | 67 sqm | S$561,000 | S$8,373 psm |
| Jan 2025 | Blk 138A · 5 ROOM · 19 TO 21 · DBSS · 89 years left | 108 sqm | S$900,000 | S$8,333 psm |
| Jan 2025 | Blk 138A · 3 ROOM · 13 TO 15 · DBSS · 89 years left | 67 sqm | S$555,800 | S$8,296 psm |
| Dec 2024 | Blk 138A · 4 ROOM · 10 TO 12 · DBSS · 89 years left | 91 sqm | S$721,888 | S$7,933 psm |
| Nov 2024 | Blk 138A · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 91 sqm | S$690,000 | S$7,582 psm |
| Nov 2024 | Blk 138A · 4 ROOM · 04 TO 06 · DBSS · 89 years left | 91 sqm | S$675,000 | S$7,418 psm |
| Sept 2024 | Blk 138A · 4 ROOM · 16 TO 18 · DBSS · 89 years left | 89 sqm | S$728,000 | S$8,180 psm |
| Sept 2024 | Blk 138A · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 91 sqm | S$680,000 | S$7,473 psm |
| Aug 2024 | Blk 138A · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 86 sqm | S$680,000 | S$7,907 psm |
| Apr 2024 | Blk 138A · 5 ROOM · 13 TO 15 · DBSS · 90 years left | 108 sqm | S$888,000 | S$8,222 psm |
| Apr 2024 | Blk 138A · 5 ROOM · 13 TO 15 · DBSS · 90 years left | 105 sqm | S$780,000 | S$7,429 psm |
| Jan 2024 | Blk 138A · 4 ROOM · 22 TO 24 · DBSS · 90 years left | 89 sqm | S$715,000 | S$8,034 psm |
| Apr 2023 | Blk 138A · 5 ROOM · 16 TO 18 · DBSS · 91 years left | 105 sqm | S$758,000 | S$7,219 psm |
| Apr 2023 | Blk 138A · 4 ROOM · 07 TO 09 · DBSS · 90 years left | 86 sqm | S$660,000 | S$7,674 psm |
| Jan 2023 | Blk 138A · 4 ROOM · 22 TO 24 · DBSS · 91 years left | 86 sqm | S$640,000 | S$7,442 psm |
| Sept 2022 | Blk 138A · 4 ROOM · 04 TO 06 · DBSS · 91 years left | 91 sqm | S$638,000 | S$7,011 psm |
| Jul 2022 | Blk 138A · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 105 sqm | S$688,000 | S$6,552 psm |
| May 2022 | Blk 138A · 4 ROOM · 16 TO 18 · DBSS · 91 years left | 86 sqm | S$621,888 | S$7,231 psm |
| Apr 2022 | Blk 138A · 4 ROOM · 04 TO 06 · DBSS · 92 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Feb 2022 | Blk 138A · 5 ROOM · 16 TO 18 · DBSS · 92 years left | 105 sqm | S$720,000 | S$6,857 psm |
| Feb 2022 | Blk 138A · 4 ROOM · 19 TO 21 · DBSS · 92 years left | 86 sqm | S$605,000 | S$7,035 psm |
| Oct 2021 | Blk 138A · 3 ROOM · 07 TO 09 · DBSS · 92 years left | 67 sqm | S$465,000 | S$6,940 psm |
Showing 31 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 138A · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 138A · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 138A · 5 ROOM | S$3,800 | — |
| Dec 2024 | Blk 138A · 4 ROOM | S$2,900 | — |
| Nov 2024 | Blk 138A · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 138A · 3 ROOM | S$3,200 | — |
| Sept 2024 | Blk 138A · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 138A · 5 ROOM | S$3,800 | — |
| Oct 2023 | Blk 138A · 4 ROOM | S$2,250 | — |
| Aug 2023 | Blk 138A · 4 ROOM | S$3,900 | — |
| Jul 2023 | Blk 138A · 4 ROOM | S$3,600 | — |
| Jan 2023 | Blk 138A · 4 ROOM | S$2,550 | — |
| Aug 2022 | Blk 138A · 4 ROOM | S$3,600 | — |
| Jul 2022 | Blk 138A · 4 ROOM | S$2,750 | — |
| May 2022 | Blk 138A · 5 ROOM | S$3,500 | — |
| Feb 2022 | Blk 138A · 4 ROOM | S$2,350 | — |
| Dec 2021 | Blk 138A · 4 ROOM | S$2,250 | — |
| Jul 2021 | Blk 138A · 4 ROOM | S$2,750 | — |
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 86 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 | 81 years | S$693,180 | S$765,327 | S$828,864 | S$843,359 |
| 10 years | 76 years | S$647,891 | S$789,776 | S$926,352 | S$959,038 |
| 20 years | 66 years | S$586,565 | S$871,605 | S$1,199,125 | S$1,285,237 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.