Blk 172 Gangsa Rd
Project page · 99-year lease from 1997
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 172 | 16 TO 18 | 101 sqm | S$730,000 | S$7,228 psm | ×1.000 | S$7,228 psm |
| Jul 2026 | Blk 172 | 19 TO 21 | 101 sqm | S$665,000 | S$6,584 psm | ×1.000 | S$6,584 psm |
| Jul 2026 | Blk 172 | 07 TO 09 | 101 sqm | S$685,000 | S$6,782 psm | ×1.000 | S$6,782 psm |
| Mar 2026 | Blk 172 | 07 TO 09 | 101 sqm | S$700,000 | S$6,931 psm | ×0.997 | S$6,910 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.
5.55% gross yield
S$38,400 of rent a year against the estimate above · 1.14 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 28 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 166 | 4 ROOM | S$3,500 |
| Sept 2026 | 166 | 4 ROOM | S$3,100 |
| Aug 2026 | 146 | 4 ROOM | S$2,200 |
| Jul 2026 | 172 | 4 ROOM | S$3,200 |
| Jun 2026 | 164 | 4 ROOM | S$3,300 |
| Jun 2026 | 146 | 4 ROOM | S$2,200 |
| May 2026 | 166 | 4 ROOM | S$3,300 |
| May 2026 | 172 | 4 ROOM | S$3,000 |
median of 28 HDB rental approvals for 4 ROOM on Gangsa Rd since 2025-10.
Buying or selling at S$691,467?
Buying: Stamp duty on S$691,467 · Cash and CPF needed on S$691,467 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$691,467.
Each opens with this figure filled in; change anything there.
Primary schools near 172 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 · 183 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 624 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 670 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- West View Primary School · 780 m · no 2025 Phase 2C ballot
- Beacon Primary School · 829 m · no 2025 Phase 2C ballot
1 to 2 km
- West Spring Primary School · 1,005 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- CHIJ Our Lady Queen of Peace (girls) · 1,369 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 1,420 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 172 · 4 ROOM · 16 TO 18 · Model A · 70 years left | 101 sqm | S$730,000 | S$7,228 psm |
| Aug 2026 | Blk 172 · 5 ROOM · 13 TO 15 · Improved · 70 years left | 121 sqm | S$900,000 | S$7,438 psm |
| Jul 2026 | Blk 172 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 101 sqm | S$685,000 | S$6,782 psm |
| Jul 2026 | Blk 172 · 4 ROOM · 19 TO 21 · Model A · 71 years left | 101 sqm | S$665,000 | S$6,584 psm |
| Jun 2026 | Blk 172 · 5 ROOM · 16 TO 18 · Improved · 71 years left | 121 sqm | S$923,888 | S$7,635 psm |
| Mar 2026 | Blk 172 · 4 ROOM · 07 TO 09 · Model A · 71 years left | 101 sqm | S$700,000 | S$6,931 psm |
| Jul 2025 | Blk 172 · 5 ROOM · 10 TO 12 · Improved · 72 years left | 121 sqm | S$940,000 | S$7,769 psm |
| Mar 2025 | Blk 172 · 4 ROOM · 19 TO 21 · Model A · 72 years left | 101 sqm | S$747,000 | S$7,396 psm |
| Feb 2025 | Blk 172 · 5 ROOM · 13 TO 15 · Improved · 72 years left | 121 sqm | S$909,000 | S$7,512 psm |
| Jun 2024 | Blk 172 · 4 ROOM · 10 TO 12 · Model A · 73 years left | 101 sqm | S$706,688 | S$6,997 psm |
| May 2024 | Blk 172 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 101 sqm | S$607,000 | S$6,010 psm |
| May 2023 | Blk 172 · 5 ROOM · 22 TO 24 · Improved · 74 years left | 121 sqm | S$800,000 | S$6,612 psm |
| Jun 2022 | Blk 172 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$570,888 | S$5,652 psm |
| May 2022 | Blk 172 · 5 ROOM · 16 TO 18 · Improved · 75 years left | 121 sqm | S$745,000 | S$6,157 psm |
| Jan 2022 | Blk 172 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 101 sqm | S$505,000 | S$5,000 psm |
Showing 15 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 172 · 4 ROOM | S$3,200 | — |
| May 2026 | Blk 172 · 4 ROOM | S$3,000 | — |
| Apr 2026 | Blk 172 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 172 · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 172 · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 172 · 4 ROOM | S$3,000 | — |
| Mar 2025 | Blk 172 · 4 ROOM | S$1,600 | — |
| Jan 2025 | Blk 172 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 172 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 172 · 4 ROOM | S$2,700 | — |
| Oct 2023 | Blk 172 · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 172 · 4 ROOM | S$3,400 | — |
| Apr 2023 | Blk 172 · 4 ROOM | S$1,400 | — |
| Jan 2023 | Blk 172 · 4 ROOM | S$3,200 | — |
| Dec 2022 | Blk 172 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 172 · 4 ROOM | S$1,700 | — |
| Apr 2022 | Blk 172 · 4 ROOM | S$2,000 | — |
| Jan 2022 | Blk 172 · 4 ROOM | S$2,300 | — |
| Dec 2021 | Blk 172 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 172 · 4 ROOM | S$1,950 | — |
| Mar 2021 | Blk 172 · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 172 · 4 ROOM | S$1,400 | — |
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 69 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 | 64 years | S$669,878 | S$739,600 | S$801,001 | S$815,009 |
| 10 years | 59 years | S$646,295 | S$787,830 | S$924,070 | S$956,675 |
| 20 years | 49 years | S$585,874 | S$870,578 | S$1,197,712 | S$1,283,722 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.