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HDB · 670447

Blk 447 Bt Panjang Ring Rd

Project page · 99-year lease from 1997

Indicative value range
S$664,174 – S$759,230
Indicative mid S$696,990 · S$5,808 psm

Based on 28 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 53507 TO 09121 sqmS$760,000S$6,281 psm×1.000S$6,281 psm
Sept 2026Blk 54510 TO 12120 sqmS$780,000S$6,500 psm×1.000S$6,500 psm
Sept 2026Blk 61116 TO 18111 sqmS$682,000S$6,144 psm×1.000S$6,144 psm
Sept 2026Blk 42716 TO 18129 sqmS$708,000S$5,488 psm×1.000S$5,488 psm
Sept 2026Blk 61301 TO 03110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Sept 2026Blk 61101 TO 03110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Aug 2026Blk 23710 TO 12122 sqmS$660,000S$5,410 psm×1.000S$5,410 psm
Jul 2026Blk 43404 TO 06122 sqmS$652,888S$5,352 psm×1.000S$5,352 psm
Jun 2026Blk 61307 TO 09110 sqmS$685,000S$6,227 psm×1.000S$6,227 psm
Jun 2026Blk 62010 TO 12111 sqmS$710,888S$6,404 psm×1.000S$6,404 psm
Apr 2026Blk 44710 TO 12119 sqmS$690,000S$5,798 psm×1.000S$5,798 psm
Apr 2026Blk 44904 TO 06120 sqmS$630,000S$5,250 psm×1.000S$5,250 psm
Apr 2026Blk 42710 TO 12122 sqmS$705,000S$5,779 psm×1.000S$5,779 psm
Apr 2026Blk 53519 TO 21122 sqmS$765,000S$6,270 psm×1.000S$6,270 psm
Mar 2026Blk 44810 TO 12119 sqmS$668,000S$5,613 psm×0.997S$5,597 psm
Feb 2026Blk 54519 TO 21120 sqmS$820,000S$6,833 psm×0.997S$6,813 psm
Feb 2026Blk 42713 TO 15122 sqmS$618,000S$5,066 psm×0.997S$5,051 psm
Feb 2026Blk 24104 TO 06122 sqmS$600,000S$4,918 psm×0.997S$4,904 psm
Jan 2026Blk 53713 TO 15122 sqmS$739,888S$6,065 psm×0.997S$6,047 psm
Jan 2026Blk 44810 TO 12120 sqmS$668,000S$5,567 psm×0.997S$5,550 psm
Jan 2026Blk 61316 TO 18111 sqmS$730,000S$6,577 psm×0.997S$6,557 psm
Jan 2026Blk 44710 TO 12120 sqmS$675,000S$5,625 psm×0.997S$5,608 psm
Jan 2026Blk 60910 TO 12110 sqmS$698,000S$6,345 psm×0.997S$6,327 psm
Dec 2025Blk 53307 TO 09122 sqmS$775,000S$6,352 psm×0.996S$6,328 psm
Dec 2025Blk 23407 TO 09122 sqmS$605,000S$4,959 psm×0.996S$4,940 psm
Nov 2025Blk 60916 TO 18111 sqmS$738,800S$6,656 psm×0.996S$6,630 psm
Nov 2025Blk 24316 TO 18122 sqmS$690,000S$5,656 psm×0.996S$5,634 psm
Nov 2025Blk 61110 TO 12111 sqmS$720,000S$6,486 psm×0.996S$6,461 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.

5.51% gross yield

S$38,400 of rent a year against the estimate above · 0.17 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 34 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 20266115 ROOMS$3,100
Sept 20262595 ROOMS$800
Aug 20264505 ROOMS$3,500
Aug 20264505 ROOMS$3,280
Aug 20265455 ROOMS$3,250
Aug 20265335 ROOMS$3,150
Jul 20264475 ROOMS$3,300
Jul 20264485 ROOMS$3,000

median of 34 HDB rental approvals for 5 ROOM on Bt Panjang Ring Rd since 2025-10.

Buying or selling at S$696,990?

Buying: Stamp duty on S$696,990 · Cash and CPF needed on S$696,990 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$696,990.

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

Primary schools near 447 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
Apr 2026
Blk 447 · 5 ROOM · 10 TO 12 · Improved · 70 years left
119 sqmS$690,000S$5,798 psm
Jan 2026
Blk 447 · 5 ROOM · 10 TO 12 · Improved · 70 years left
120 sqmS$675,000S$5,625 psm
Aug 2025
Blk 447 · 5 ROOM · 04 TO 06 · Improved · 71 years left
120 sqmS$665,000S$5,542 psm
Aug 2025
Blk 447 · 4 ROOM · 04 TO 06 · Model A · 71 years left
excluded: outlier
101 sqmS$510,000S$5,050 psm
Apr 2025
Blk 447 · 5 ROOM · 10 TO 12 · Improved · 71 years left
120 sqmS$638,000S$5,317 psm
Nov 2024
Blk 447 · 4 ROOM · 10 TO 12 · Model A · 72 years left
101 sqmS$520,000S$5,149 psm
Aug 2024
Blk 447 · 5 ROOM · 10 TO 12 · Improved · 72 years left
120 sqmS$590,000S$4,917 psm
May 2024
Blk 447 · 5 ROOM · 07 TO 09 · Improved · 72 years left
121 sqmS$615,000S$5,083 psm
May 2024
Blk 447 · 5 ROOM · 04 TO 06 · Improved · 72 years left
120 sqmS$610,000S$5,083 psm
Jan 2024
Blk 447 · 4 ROOM · 04 TO 06 · Model A · 73 years left
101 sqmS$482,000S$4,772 psm
Oct 2023
Blk 447 · 5 ROOM · 07 TO 09 · Improved · 73 years left
121 sqmS$600,000S$4,959 psm
Sept 2023
Blk 447 · 4 ROOM · 13 TO 15 · Model A · 73 years left
101 sqmS$510,000S$5,050 psm
Aug 2023
Blk 447 · 5 ROOM · 01 TO 03 · Improved · 73 years left
119 sqmS$530,000S$4,454 psm
Jul 2023
Blk 447 · 5 ROOM · 13 TO 15 · Improved · 73 years left
120 sqmS$610,000S$5,083 psm
Jul 2023
Blk 447 · 4 ROOM · 01 TO 03 · Model A · 73 years left
102 sqmS$470,000S$4,608 psm
Apr 2022
Blk 447 · 4 ROOM · 04 TO 06 · Model A · 74 years left
101 sqmS$435,000S$4,307 psm
Nov 2021
Blk 447 · 4 ROOM · 07 TO 09 · Model A · 75 years left
101 sqmS$422,000S$4,178 psm
Oct 2021
Blk 447 · 5 ROOM · 10 TO 12 · Improved · 75 years left
120 sqmS$530,000S$4,417 psm
Oct 2021
Blk 447 · 5 ROOM · 07 TO 09 · Improved · 75 years left
121 sqmS$520,000S$4,298 psm
See more

Showing 19 of 74.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years64 yearsS$675,229S$745,507S$807,398S$821,519
10 years59 yearsS$651,457S$794,122S$931,451S$964,316
20 years49 yearsS$590,553S$877,531S$1,207,278S$1,293,975

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.