Blk 102 Gangsa Rd
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 108 | 04 TO 06 | 73 sqm | S$415,888 | S$5,697 psm | ×1.000 | S$5,697 psm |
| Aug 2026 | Blk 102 | 04 TO 06 | 73 sqm | S$420,000 | S$5,753 psm | ×1.000 | S$5,753 psm |
| Jun 2026 | Blk 105 | 01 TO 03 | 64 sqm | S$410,000 | S$6,406 psm | ×1.000 | S$6,406 psm |
| May 2026 | Blk 103 | 01 TO 03 | 64 sqm | S$392,500 | S$6,133 psm | ×1.000 | S$6,133 psm |
| May 2026 | Blk 103 | 01 TO 03 | 70 sqm | S$400,000 | S$5,714 psm | ×1.000 | S$5,714 psm |
| Feb 2026 | Blk 108 | 04 TO 06 | 73 sqm | S$410,000 | S$5,616 psm | ×0.997 | S$5,600 psm |
| Jan 2026 | Blk 103 | 04 TO 06 | 64 sqm | S$380,000 | S$5,938 psm | ×0.997 | S$5,920 psm |
| Dec 2025 | Blk 106 | 07 TO 09 | 73 sqm | S$465,000 | S$6,370 psm | ×0.996 | S$6,345 psm |
| Dec 2025 | Blk 102 | 04 TO 06 | 73 sqm | S$410,000 | S$5,616 psm | ×0.996 | S$5,594 psm |
How accurate is this estimate for Gangsa Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 50 sales in Gangsa Rd since.
- Median error
- 4.4%
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.
7.71% gross yield
S$32,400 of rent a year against the estimate above · 0.33 points above flats like it
Homes like this rent for about S$2,700 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Jul 2026 | 102 | 3 ROOM | S$2,900 |
| Jun 2026 | 108 | 3 ROOM | S$2,900 |
| Apr 2026 | 104 | 3 ROOM | S$2,700 |
| Apr 2026 | 106 | 3 ROOM | S$2,600 |
| Apr 2026 | 106 | 3 ROOM | S$2,600 |
| Mar 2026 | 104 | 3 ROOM | S$2,700 |
| Mar 2026 | 106 | 3 ROOM | S$2,700 |
| Jan 2026 | 102 | 3 ROOM | S$2,550 |
median of 11 HDB rental approvals for 3 ROOM on Gangsa Rd since 2025-10.
Buying or selling at S$420,000?
Buying: Stamp duty on S$420,000 · Cash and CPF needed on S$420,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$420,000.
Each opens with this figure filled in; change anything there.
Primary schools near 102 Gangsa 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
- Zhenghua Primary School · 74 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 594 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Greenridge Primary School · 636 m · no 2025 Phase 2C ballot
- Beacon Primary School · 711 m · no 2025 Phase 2C ballot
- West View Primary School · 941 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- West Spring Primary School · 1,067 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady Queen of Peace (girls) · 1,325 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 1,589 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 102 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Jan 2026 | Blk 102 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$533,000 | S$5,175 psm |
| Dec 2025 | Blk 102 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 103 sqm | S$560,000 | S$5,437 psm |
| Dec 2025 | Blk 102 · 3 ROOM · 04 TO 06 · Model A · 61 years left | 73 sqm | S$410,000 | S$5,616 psm |
| Feb 2024 | Blk 102 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 73 sqm | S$378,000 | S$5,178 psm |
| Dec 2023 | Blk 102 · 3 ROOM · 04 TO 06 · Model A · 63 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Jul 2023 | Blk 102 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$510,000 | S$4,951 psm |
| May 2023 | Blk 102 · 4 ROOM · 04 TO 06 · Model A · 64 years left | 103 sqm | S$495,000 | S$4,806 psm |
| Mar 2022 | Blk 102 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 73 sqm | S$336,000 | S$4,603 psm |
| Jan 2022 | Blk 102 · 3 ROOM · 07 TO 09 · Model A · 65 years left | 73 sqm | S$365,000 | S$5,000 psm |
Showing 10 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 102 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 102 · 3 ROOM | S$2,550 | — |
| Sept 2025 | Blk 102 · 3 ROOM | S$2,500 | — |
| Jul 2024 | Blk 102 · 3 ROOM | S$2,700 | — |
| Jun 2024 | Blk 102 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 102 · 3 ROOM | S$2,700 | — |
| Feb 2024 | Blk 102 · 3 ROOM | S$2,100 | — |
| Mar 2023 | Blk 102 · 3 ROOM | S$2,300 | — |
| Sept 2022 | Blk 102 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 102 · 3 ROOM | S$1,900 | — |
| Jul 2022 | Blk 102 · 3 ROOM | S$1,800 | — |
| Mar 2022 | Blk 102 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 102 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 102 · 3 ROOM | S$1,650 | — |
| Jul 2021 | Blk 102 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 102 · 4 ROOM | S$2,500 | — |
| Jan 2021 | Blk 102 · 3 ROOM | S$1,700 | — |
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 60 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 | 55 years | S$405,214 | S$447,389 | S$484,530 | S$493,004 |
| 10 years | 50 years | S$386,815 | S$471,526 | S$553,067 | S$572,581 |
| 20 years | 40 years | S$345,932 | S$514,037 | S$707,195 | S$757,980 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.