Blk 138B 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 138A | 01 TO 03 | 108 sqm | S$830,000 | S$7,685 psm | ×1.000 | S$7,685 psm |
| Sept 2026 | Blk 138C | 10 TO 12 | 105 sqm | S$875,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Aug 2026 | Blk 138B | 10 TO 12 | 108 sqm | S$940,000 | S$8,704 psm | ×1.000 | S$8,704 psm |
| May 2026 | Blk 138B | 16 TO 18 | 108 sqm | S$958,888 | S$8,879 psm | ×1.000 | S$8,879 psm |
| Mar 2026 | Blk 138A | 16 TO 18 | 105 sqm | S$900,000 | S$8,571 psm | ×0.997 | S$8,546 psm |
| Jan 2026 | Blk 138D | 13 TO 15 | 108 sqm | S$915,000 | S$8,472 psm | ×0.997 | S$8,447 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.
5.38% gross yield
S$48,000 of rent a year against the estimate above · 1.02 points above flats like it
Homes like this rent for about S$4,000 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 138B | 5 ROOM | S$4,000 |
| Jun 2026 | 138C | 5 ROOM | S$4,000 |
| Jun 2026 | 138C | 5 ROOM | S$4,000 |
| Dec 2025 | 138D | 5 ROOM | S$4,100 |
| Nov 2025 | 138B | 5 ROOM | S$4,200 |
median of 5 HDB rental approvals for 5 ROOM on Yuan Ching Rd since 2025-10.
Buying or selling at S$892,151?
Buying: Stamp duty on S$892,151 · Cash and CPF needed on S$892,151 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$892,151.
Each opens with this figure filled in; change anything there.
Primary schools near 138b 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 · 1,255 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,539 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,962 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Boon Lay Garden Primary School · 1,979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 138B · 5 ROOM · 10 TO 12 · DBSS · 87 years left | 108 sqm | S$940,000 | S$8,704 psm |
| Aug 2026 | Blk 138B · 3 ROOM · 07 TO 09 · DBSS · 87 years left | 67 sqm | S$534,000 | S$7,970 psm |
| Jul 2026 | Blk 138B · 3 ROOM · 07 TO 09 · DBSS · 87 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jun 2026 | Blk 138B · 4 ROOM · 01 TO 03 · DBSS · 87 years left | 89 sqm | S$675,000 | S$7,584 psm |
| May 2026 | Blk 138B · 5 ROOM · 16 TO 18 · DBSS · 87 years left | 108 sqm | S$958,888 | S$8,879 psm |
| Apr 2026 | Blk 138B · 3 ROOM · 10 TO 12 · DBSS · 88 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Oct 2025 | Blk 138B · 5 ROOM · 13 TO 15 · DBSS · 88 years left | 108 sqm | S$950,000 | S$8,796 psm |
| Jul 2025 | Blk 138B · 3 ROOM · 16 TO 18 · DBSS · 88 years left | 67 sqm | S$575,000 | S$8,582 psm |
| Jan 2025 | Blk 138B · 4 ROOM · 04 TO 06 · DBSS · 89 years left | 91 sqm | S$690,000 | S$7,582 psm |
| Dec 2024 | Blk 138B · 3 ROOM · 01 TO 03 · DBSS · 89 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Oct 2024 | Blk 138B · 3 ROOM · 13 TO 15 · DBSS · 89 years left | 67 sqm | S$548,000 | S$8,179 psm |
| Oct 2024 | Blk 138B · 3 ROOM · 13 TO 15 · DBSS · 89 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Aug 2024 | Blk 138B · 4 ROOM · 13 TO 15 · DBSS · 89 years left | 91 sqm | S$710,000 | S$7,802 psm |
| Jul 2024 | Blk 138B · 5 ROOM · 13 TO 15 · DBSS · 89 years left | 105 sqm | S$843,000 | S$8,029 psm |
| May 2024 | Blk 138B · 5 ROOM · 22 TO 24 · DBSS · 89 years left | 105 sqm | S$800,000 | S$7,619 psm |
| Apr 2024 | Blk 138B · 5 ROOM · 19 TO 21 · DBSS · 90 years left | 108 sqm | S$910,000 | S$8,426 psm |
| Oct 2023 | Blk 138B · 4 ROOM · 04 TO 06 · DBSS · 90 years left | 91 sqm | S$670,000 | S$7,363 psm |
| Jul 2023 | Blk 138B · 5 ROOM · 07 TO 09 · DBSS · 90 years left | 108 sqm | S$790,000 | S$7,315 psm |
| Dec 2022 | Blk 138B · 3 ROOM · 19 TO 21 · DBSS · 91 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Sept 2022 | Blk 138B · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 105 sqm | S$730,000 | S$6,952 psm |
| Aug 2022 | Blk 138B · 5 ROOM · 13 TO 15 · DBSS · 91 years left | 105 sqm | S$805,000 | S$7,667 psm |
| Aug 2022 | Blk 138B · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 91 sqm | S$635,000 | S$6,978 psm |
| Jul 2022 | Blk 138B · 4 ROOM · 01 TO 03 · DBSS · 91 years left | 89 sqm | S$588,000 | S$6,607 psm |
| May 2022 | Blk 138B · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 105 sqm | S$730,000 | S$6,952 psm |
| May 2022 | Blk 138B · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 105 sqm | S$712,000 | S$6,781 psm |
| Apr 2022 | Blk 138B · 4 ROOM · 04 TO 06 · DBSS · 92 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Mar 2022 | Blk 138B · 5 ROOM · 19 TO 21 · DBSS · 92 years left | 105 sqm | S$758,000 | S$7,219 psm |
| Mar 2022 | Blk 138B · 3 ROOM · 13 TO 15 · DBSS · 92 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Feb 2022 | Blk 138B · 5 ROOM · 07 TO 09 · DBSS · 92 years left | 105 sqm | S$725,000 | S$6,905 psm |
| Feb 2022 | Blk 138B · 4 ROOM · 10 TO 12 · DBSS · 92 years left | 89 sqm | S$640,000 | S$7,191 psm |
| Feb 2022 | Blk 138B · 4 ROOM · 07 TO 09 · DBSS · 92 years left | 91 sqm | S$620,000 | S$6,813 psm |
| Jan 2022 | Blk 138B · 4 ROOM · 10 TO 12 · DBSS · 92 years left | 91 sqm | S$630,000 | S$6,923 psm |
| Nov 2021 | Blk 138B · 5 ROOM · 07 TO 09 · DBSS · 92 years left | 105 sqm | S$734,000 | S$6,990 psm |
| Oct 2021 | Blk 138B · 3 ROOM · 19 TO 21 · DBSS · 92 years left | 67 sqm | S$490,000 | S$7,313 psm |
Showing 34 of 55.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 138B · 5 ROOM | S$4,000 | — |
| Mar 2026 | Blk 138B · 4 ROOM | S$3,800 | — |
| Mar 2026 | Blk 138B · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 138B · 4 ROOM | S$3,700 | — |
| Nov 2025 | Blk 138B · 5 ROOM | S$4,200 | — |
| Nov 2025 | Blk 138B · 3 ROOM | S$3,200 | — |
| Oct 2025 | Blk 138B · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 138B · 3 ROOM | S$3,300 | — |
| Apr 2025 | Blk 138B · 5 ROOM | S$3,850 | — |
| Mar 2025 | Blk 138B · 4 ROOM | S$3,750 | — |
| Nov 2024 | Blk 138B · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 138B · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 138B · 4 ROOM | S$3,800 | — |
| Mar 2024 | Blk 138B · 3 ROOM | S$3,100 | — |
| Mar 2024 | Blk 138B · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 138B · 4 ROOM | S$3,700 | — |
| Dec 2023 | Blk 138B · 5 ROOM | S$4,200 | — |
| Oct 2023 | Blk 138B · 3 ROOM | S$2,100 | — |
| Jul 2023 | Blk 138B · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 138B · 3 ROOM | S$3,300 | — |
| Jan 2023 | Blk 138B · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 138B · 5 ROOM | S$4,000 | — |
| Dec 2022 | Blk 138B · 5 ROOM | S$3,800 | — |
| Jul 2022 | Blk 138B · 3 ROOM | S$3,100 | — |
| Mar 2022 | Blk 138B · 4 ROOM | S$3,600 | — |
| Mar 2022 | Blk 138B · 3 ROOM | S$2,400 | — |
| Mar 2022 | Blk 138B · 3 ROOM | S$2,300 | — |
| Dec 2021 | Blk 138B · 5 ROOM | S$3,300 | — |
| Nov 2021 | Blk 138B · 3 ROOM | S$2,100 | — |
| Oct 2021 | Blk 138B · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 138B · 3 ROOM | S$2,400 | — |
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$837,660 | S$924,844 | S$1,001,624 | S$1,019,141 |
| 10 years | 76 years | S$782,932 | S$954,389 | S$1,119,432 | S$1,158,930 |
| 20 years | 66 years | S$708,823 | S$1,053,274 | S$1,449,059 | S$1,553,119 |
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.