homequant
HDB · 670165

Blk 165 Gangsa Rd

Project page · 99-year lease from 1998

Indicative value range
S$782,000 – S$857,909
Indicative mid S$820,000 · S$6,777 psm

Based on 17 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 16516 TO 18122 sqmS$927,888S$7,606 psm×1.000S$7,606 psm
Oct 2026Blk 15413 TO 15121 sqmS$782,000S$6,463 psm×1.000S$6,463 psm
Oct 2026Blk 17007 TO 09123 sqmS$828,000S$6,732 psm×1.000S$6,732 psm
Sept 2026Blk 17304 TO 06122 sqmS$828,000S$6,787 psm×1.000S$6,787 psm
Sept 2026Blk 17307 TO 09122 sqmS$865,000S$7,090 psm×1.000S$7,090 psm
Aug 2026Blk 15322 TO 24121 sqmS$838,000S$6,926 psm×1.000S$6,926 psm
Aug 2026Blk 17213 TO 15121 sqmS$900,000S$7,438 psm×1.000S$7,438 psm
Aug 2026Blk 11010 TO 12121 sqmS$610,000S$5,041 psm×1.000S$5,041 psm
Aug 2026Blk 11007 TO 09132 sqmS$698,888S$5,295 psm×1.000S$5,295 psm
Aug 2026Blk 15410 TO 12121 sqmS$780,000S$6,446 psm×1.000S$6,446 psm
Jun 2026Blk 17116 TO 18121 sqmS$878,000S$7,256 psm×1.000S$7,256 psm
Jun 2026Blk 11010 TO 12132 sqmS$718,888S$5,446 psm×1.000S$5,446 psm
Jun 2026Blk 17216 TO 18121 sqmS$923,888S$7,635 psm×1.000S$7,635 psm
May 2026Blk 15207 TO 09121 sqmS$820,000S$6,777 psm×1.000S$6,777 psm
May 2026Blk 15307 TO 09121 sqmS$788,000S$6,512 psm×1.000S$6,512 psm
Mar 2026Blk 15216 TO 18121 sqmS$810,000S$6,694 psm×0.997S$6,674 psm
Nov 2025Blk 16404 TO 06120 sqmS$840,000S$7,000 psm×0.996S$6,973 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.

5.12% gross yield

S$42,000 of rent a year against the estimate above · 0.96 points below flats like it

Homes like this rent for about S$3,500 a month, the middle of 21 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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

ApprovedBlockFlatRent a month
Sept 20261665 ROOMS$3,600
Aug 20261665 ROOMS$4,000
Aug 20261705 ROOMS$3,788
Jul 20261655 ROOMS$3,700
Jul 20261465 ROOMS$3,400
Jun 20261525 ROOMS$3,700
Jun 20261655 ROOMS$3,400
May 20261655 ROOMS$3,200

median of 21 HDB rental approvals for 5 ROOM on Gangsa Rd since 2025-10.

Buying or selling at S$820,000?

Buying: Stamp duty on S$820,000 · Cash and CPF needed on S$820,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$820,000.

Each opens with this figure filled in; change anything there.

Primary schools near 165 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 165 · 5 ROOM · 16 TO 18 · Improved · 71 years left
122 sqmS$927,888S$7,606 psm
Sept 2025
Blk 165 · 5 ROOM · 19 TO 21 · Improved · 72 years left
122 sqmS$918,000S$7,525 psm
Nov 2024
Blk 165 · 5 ROOM · 10 TO 12 · Improved · 73 years left
120 sqmS$798,000S$6,650 psm
Nov 2024
Blk 165 · 5 ROOM · 01 TO 03 · Improved · 73 years left
120 sqmS$688,000S$5,733 psm
Aug 2024
Blk 165 · 5 ROOM · 19 TO 21 · Improved · 73 years left
121 sqmS$860,000S$7,107 psm
Nov 2023
Blk 165 · 5 ROOM · 25 TO 27 · Improved · 74 years left
120 sqmS$855,000S$7,125 psm
Sept 2023
Blk 165 · 5 ROOM · 25 TO 27 · Improved · 74 years left
121 sqmS$866,000S$7,157 psm
Aug 2023
Blk 165 · 4 ROOM · 07 TO 09 · Model A · 74 years left
100 sqmS$620,000S$6,200 psm
Jun 2023
Blk 165 · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$550,000S$5,446 psm
May 2023
Blk 165 · 5 ROOM · 13 TO 15 · Improved · 74 years left
120 sqmS$796,000S$6,633 psm
May 2023
Blk 165 · 4 ROOM · 22 TO 24 · Model A · 74 years left
101 sqmS$699,000S$6,921 psm
Jan 2023
Blk 165 · 4 ROOM · 04 TO 06 · Model A · 74 years left
100 sqmS$558,000S$5,580 psm
Apr 2022
Blk 165 · 5 ROOM · 16 TO 18 · Improved · 75 years left
122 sqmS$760,000S$6,230 psm
Oct 2021
Blk 165 · 4 ROOM · 13 TO 15 · Model A · 76 years left
100 sqmS$570,000S$5,700 psm
See more

Showing 14 of 59.

Sale prices as filed in caveats.

Where the lease takes this

About 70 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years65 yearsS$786,633S$868,506S$940,609S$957,059
10 years60 yearsS$762,072S$928,961S$1,089,607S$1,128,053
20 years50 yearsS$701,860S$1,042,927S$1,434,824S$1,537,862

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.