Blk 435 Bt Panjang Ring Rd
Project page · 99-year lease from 1988
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 435 | 04 TO 06 | 84 sqm | S$468,800 | S$5,581 psm | ×1.000 | S$5,581 psm |
| Aug 2026 | Blk 240 | 01 TO 03 | 84 sqm | S$465,000 | S$5,536 psm | ×1.000 | S$5,536 psm |
| Jul 2026 | Blk 431 | 04 TO 06 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jun 2026 | Blk 236 | 10 TO 12 | 84 sqm | S$470,000 | S$5,595 psm | ×1.000 | S$5,595 psm |
| Jan 2026 | Blk 240 | 10 TO 12 | 84 sqm | S$466,000 | S$5,548 psm | ×0.997 | S$5,531 psm |
| Jan 2026 | Blk 431 | 01 TO 03 | 84 sqm | S$475,000 | S$5,655 psm | ×0.997 | S$5,638 psm |
| Nov 2025 | Blk 236 | 07 TO 09 | 84 sqm | S$475,000 | S$5,655 psm | ×0.996 | S$5,633 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.
7.66% gross yield
S$36,000 of rent a year against the estimate above · 0.97 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 620 | 4 ROOM | S$3,150 |
| Sept 2026 | 615 | 4 ROOM | S$3,000 |
| Sept 2026 | 615 | 4 ROOM | S$2,900 |
| Sept 2026 | 236 | 4 ROOM | S$2,700 |
| Aug 2026 | 611 | 4 ROOM | S$3,200 |
| Aug 2026 | 244 | 4 ROOM | S$3,000 |
| Aug 2026 | 435 | 4 ROOM | S$3,000 |
| Jul 2026 | 259 | 4 ROOM | S$3,500 |
median of 51 HDB rental approvals for 4 ROOM on Bt Panjang Ring Rd since 2025-10.
Buying or selling at S$470,000?
Buying: Stamp duty on S$470,000 · Cash and CPF needed on S$470,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$470,000.
Each opens with this figure filled in; change anything there.
Primary schools near 435 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
- Greenridge Primary School · 157 m · no 2025 Phase 2C ballot
- Beacon Primary School · 367 m · no 2025 Phase 2C ballot
- West Spring Primary School · 496 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 609 m · no 2025 Phase 2C ballot
1 to 2 km
- West View Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit Panjang Primary School · 1,323 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,768 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 435 · 4 ROOM · 04 TO 06 · Model A · 61 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Aug 2026 | Blk 435 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$468,800 | S$5,581 psm |
| Sept 2025 | Blk 435 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$470,000 | S$5,595 psm |
| Apr 2025 | Blk 435 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$480,000 | S$5,714 psm |
| Aug 2024 | Blk 435 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$450,000 | S$5,357 psm |
| Jul 2024 | Blk 435 · 4 ROOM · 10 TO 12 · Simplified · 64 years left | 84 sqm | S$475,500 | S$5,661 psm |
| Jan 2024 | Blk 435 · 4 ROOM · 07 TO 09 · Model A · 64 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Oct 2023 | Blk 435 · 4 ROOM · 10 TO 12 · Model A · 64 years left | 104 sqm | S$492,000 | S$4,731 psm |
| Aug 2023 | Blk 435 · 4 ROOM · 01 TO 03 · Simplified · 64 years left | 84 sqm | S$435,000 | S$5,179 psm |
| Jul 2023 | Blk 435 · 4 ROOM · 01 TO 03 · Simplified · 65 years left | 84 sqm | S$400,000 | S$4,762 psm |
| Jun 2023 | Blk 435 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Apr 2023 | Blk 435 · 4 ROOM · 01 TO 03 · Simplified · 65 years left excluded: outlier | 84 sqm | S$408,000 | S$4,857 psm |
| Jan 2023 | Blk 435 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 104 sqm | S$496,888 | S$4,778 psm |
| Aug 2022 | Blk 435 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$480,000 | S$4,615 psm |
| Feb 2022 | Blk 435 · 4 ROOM · 04 TO 06 · Simplified · 66 years left | 84 sqm | S$395,000 | S$4,702 psm |
Showing 15 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 435 · 4 ROOM | S$3,000 | — |
| Jun 2026 | Blk 435 · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 435 · 4 ROOM | S$2,500 | — |
| Dec 2024 | Blk 435 · 4 ROOM | S$2,600 | — |
| Jul 2024 | Blk 435 · 4 ROOM | S$2,700 | — |
| Jun 2024 | Blk 435 · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 435 · 4 ROOM | S$2,200 | — |
| Jul 2022 | Blk 435 · 4 ROOM | S$2,600 | — |
| Dec 2021 | Blk 435 · 4 ROOM | S$2,200 | — |
| Nov 2021 | Blk 435 · 4 ROOM | S$1,900 | — |
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$453,454 | S$500,650 | S$542,213 | S$551,696 |
| 10 years | 50 years | S$432,865 | S$527,661 | S$618,909 | S$640,747 |
| 20 years | 40 years | S$387,115 | S$575,233 | S$791,386 | S$848,217 |
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.