Blk 338A Tah Ching Rd
Project page · 99-year lease from 2010
Based on 12 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 337D | 10 TO 12 | 92 sqm | S$638,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Sept 2026 | Blk 337B | 01 TO 03 | 94 sqm | S$570,000 | S$6,064 psm | ×1.000 | S$6,064 psm |
| Sept 2026 | Blk 337C | 13 TO 15 | 94 sqm | S$635,000 | S$6,755 psm | ×1.000 | S$6,755 psm |
| Aug 2026 | Blk 337D | 16 TO 18 | 94 sqm | S$665,000 | S$7,074 psm | ×1.000 | S$7,074 psm |
| May 2026 | Blk 337A | 16 TO 18 | 94 sqm | S$680,888 | S$7,243 psm | ×1.000 | S$7,243 psm |
| May 2026 | Blk 337B | 04 TO 06 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Jan 2026 | Blk 337B | 10 TO 12 | 94 sqm | S$650,888 | S$6,924 psm | ×0.997 | S$6,904 psm |
| Dec 2025 | Blk 337A | 16 TO 18 | 94 sqm | S$650,000 | S$6,915 psm | ×0.996 | S$6,888 psm |
| Nov 2025 | Blk 337C | 13 TO 15 | 94 sqm | S$595,000 | S$6,330 psm | ×0.996 | S$6,305 psm |
| Nov 2025 | Blk 337A | 07 TO 09 | 94 sqm | S$625,888 | S$6,658 psm | ×0.996 | S$6,632 psm |
| Nov 2025 | Blk 337D | 04 TO 06 | 94 sqm | S$600,000 | S$6,383 psm | ×0.996 | S$6,358 psm |
| Nov 2025 | Blk 337A | 19 TO 21 | 94 sqm | S$688,888 | S$7,329 psm | ×0.996 | S$7,300 psm |
How accurate is this estimate for Tah Ching Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 27 sales in Tah Ching Rd since.
- Median error
- 2.8%
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.
6.92% gross yield
S$44,400 of rent a year against the estimate above · 1.35 points above flats like it
Homes like this rent for about S$3,700 a month, the middle of 30 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 |
|---|---|---|---|
| Sept 2026 | 330 | 4 ROOM | S$3,600 |
| Jul 2026 | 325 | 4 ROOM | S$4,200 |
| Jul 2026 | 322 | 4 ROOM | S$3,500 |
| Jul 2026 | 322 | 4 ROOM | S$2,600 |
| Jun 2026 | 337A | 4 ROOM | S$4,000 |
| Jun 2026 | 337C | 4 ROOM | S$4,000 |
| Jun 2026 | 326 | 4 ROOM | S$3,950 |
| Jun 2026 | 338A | 4 ROOM | S$3,900 |
median of 30 HDB rental approvals for 4 ROOM on Tah Ching Rd since 2025-10.
Buying or selling at S$641,223?
Buying: Stamp duty on S$641,223 · Cash and CPF needed on S$641,223 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$641,223.
Each opens with this figure filled in; change anything there.
Primary schools near 338a Tah 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.
Within about 1 km
- Lakeside Primary School · 379 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 902 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rulang Primary School · 968 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Boon Lay Garden Primary School · 1,107 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,511 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,606 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 338A · 4 ROOM · 01 TO 03 · Model A · 83 years left excluded: outlier | 93 sqm | S$550,000 | S$5,914 psm |
| Jun 2024 | Blk 338A · 4 ROOM · 01 TO 03 · Model A · 85 years left | 94 sqm | S$535,000 | S$5,691 psm |
| Aug 2023 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Jun 2023 | Blk 338A · 4 ROOM · 16 TO 18 · Model A · 86 years left | 94 sqm | S$585,000 | S$6,223 psm |
| May 2023 | Blk 338A · 4 ROOM · 01 TO 03 · Model A · 86 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Oct 2022 | Blk 338A · 4 ROOM · 16 TO 18 · Model A · 87 years left | 94 sqm | S$560,000 | S$5,957 psm |
| Apr 2022 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 94 sqm | S$530,000 | S$5,638 psm |
Showing 7 of 29.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 338A · 4 ROOM | S$3,900 | — |
| Jun 2026 | Blk 338A · 4 ROOM | S$3,800 | — |
| Apr 2026 | Blk 338A · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 338A · 4 ROOM | S$3,800 | — |
| Jul 2024 | Blk 338A · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 338A · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 338A · 4 ROOM | S$3,500 | — |
| Apr 2024 | Blk 338A · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 338A · 4 ROOM | S$3,300 | — |
| May 2022 | Blk 338A · 4 ROOM | S$2,900 | — |
| Mar 2022 | Blk 338A · 4 ROOM | S$2,600 | — |
| Mar 2022 | Blk 338A · 4 ROOM | S$2,100 | — |
| Dec 2021 | Blk 338A · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 338A · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 338A · 4 ROOM | S$2,300 | — |
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 82 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 | 77 years | S$599,329 | S$661,708 | S$716,642 | S$729,176 |
| 10 years | 72 years | S$565,616 | S$689,482 | S$808,715 | S$837,249 |
| 20 years | 62 years | S$525,658 | S$781,100 | S$1,074,611 | S$1,151,781 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.