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HDB · 670235

Blk 235 Bt Panjang Ring Rd

Project page · 99-year lease from 1988

Indicative value range
S$512,500 – S$535,854
Indicative mid S$527,849 · S$5,075 psm

Based on 15 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
Sept 2026Blk 43001 TO 03104 sqmS$518,000S$4,981 psm×1.000S$4,981 psm
Aug 2026Blk 43210 TO 12104 sqmS$515,000S$4,952 psm×1.000S$4,952 psm
Aug 2026Blk 23707 TO 09104 sqmS$497,000S$4,779 psm×1.000S$4,779 psm
Aug 2026Blk 43504 TO 06104 sqmS$505,000S$4,856 psm×1.000S$4,856 psm
Jul 2026Blk 44801 TO 03101 sqmS$516,800S$5,117 psm×1.000S$5,117 psm
Jul 2026Blk 25901 TO 03115 sqmS$595,000S$5,174 psm×1.000S$5,174 psm
Jul 2026Blk 23504 TO 06104 sqmS$510,000S$4,904 psm×1.000S$4,904 psm
Jun 2026Blk 44804 TO 06102 sqmS$525,000S$5,147 psm×1.000S$5,147 psm
Jun 2026Blk 23713 TO 15106 sqmS$538,000S$5,075 psm×1.000S$5,075 psm
Jun 2026Blk 44807 TO 09101 sqmS$528,000S$5,228 psm×1.000S$5,228 psm
Jan 2026Blk 43210 TO 12104 sqmS$538,000S$5,173 psm×0.997S$5,158 psm
Jan 2026Blk 24004 TO 06104 sqmS$528,000S$5,077 psm×0.997S$5,062 psm
Jan 2026Blk 23504 TO 06103 sqmS$530,000S$5,146 psm×0.997S$5,130 psm
Dec 2025Blk 23713 TO 15104 sqmS$560,000S$5,385 psm×0.996S$5,363 psm
Nov 2025Blk 24001 TO 03104 sqmS$507,000S$4,875 psm×0.996S$4,856 psm

How accurate is this estimate for Bt Panjang Ring Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 71 sales in Bt Panjang Ring Rd since.

Median error
3.5%

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.

6.82% gross yield

S$36,000 of rent a year against the estimate above · 0.13 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 51 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

ApprovedBlockFlatRent a month
Sept 20266204 ROOMS$3,150
Sept 20266154 ROOMS$3,000
Sept 20266154 ROOMS$2,900
Sept 20262364 ROOMS$2,700
Aug 20266114 ROOMS$3,200
Aug 20262444 ROOMS$3,000
Aug 20264354 ROOMS$3,000
Jul 20262594 ROOMS$3,500

median of 51 HDB rental approvals for 4 ROOM on Bt Panjang Ring Rd since 2025-10.

Buying or selling at S$527,849?

Buying: Stamp duty on S$527,849 · Cash and CPF needed on S$527,849 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$527,849.

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

Primary schools near 235 Bt Panjang Ring 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
Jul 2026
Blk 235 · 4 ROOM · 04 TO 06 · Model A · 61 years left
104 sqmS$510,000S$4,904 psm
Jan 2026
Blk 235 · 4 ROOM · 04 TO 06 · Model A · 62 years left
103 sqmS$530,000S$5,146 psm
Apr 2024
Blk 235 · 4 ROOM · 07 TO 09 · Model A · 63 years left
104 sqmS$510,000S$4,904 psm
Jan 2023
Blk 235 · 4 ROOM · 07 TO 09 · Model A · 65 years left
104 sqmS$480,000S$4,615 psm
Dec 2022
Blk 235 · 5 ROOM · 01 TO 03 · Improved · 65 years left
127 sqmS$550,000S$4,331 psm
Jan 2022
Blk 235 · 4 ROOM · 07 TO 09 · Model A · 66 years left
104 sqmS$450,000S$4,327 psm
See more

Showing 6 of 28.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years55 yearsS$509,266S$562,271S$608,950S$619,600
10 years50 yearsS$486,144S$592,606S$695,086S$719,611
20 years40 yearsS$434,762S$646,034S$888,791S$952,618

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.