Blk 523 Jelapang Rd
Project page · 99-year lease from 1998
Based on 22 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 519 | 10 TO 12 | 123 sqm | S$668,888 | S$5,438 psm | ×1.000 | S$5,438 psm |
| Oct 2026 | Blk 511 | 04 TO 06 | 120 sqm | S$650,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Sept 2026 | Blk 515 | 10 TO 12 | 123 sqm | S$620,000 | S$5,041 psm | ×1.000 | S$5,041 psm |
| Aug 2026 | Blk 527 | 04 TO 06 | 121 sqm | S$650,000 | S$5,372 psm | ×1.000 | S$5,372 psm |
| Aug 2026 | Blk 536 | 16 TO 18 | 120 sqm | S$848,000 | S$7,067 psm | ×1.000 | S$7,067 psm |
| Aug 2026 | Blk 536 | 10 TO 12 | 120 sqm | S$825,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Jul 2026 | Blk 521 | 13 TO 15 | 123 sqm | S$665,000 | S$5,407 psm | ×1.000 | S$5,407 psm |
| Jul 2026 | Blk 526 | 01 TO 03 | 121 sqm | S$610,000 | S$5,041 psm | ×1.000 | S$5,041 psm |
| Jun 2026 | Blk 524 | 07 TO 09 | 121 sqm | S$680,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Jun 2026 | Blk 516 | 07 TO 09 | 121 sqm | S$608,000 | S$5,025 psm | ×1.000 | S$5,025 psm |
| May 2026 | Blk 529 | 10 TO 12 | 121 sqm | S$670,888 | S$5,545 psm | ×1.000 | S$5,545 psm |
| May 2026 | Blk 523 | 07 TO 09 | 123 sqm | S$645,000 | S$5,244 psm | ×1.000 | S$5,244 psm |
| Apr 2026 | Blk 512 | 04 TO 06 | 120 sqm | S$600,000 | S$5,000 psm | ×1.000 | S$5,000 psm |
| Apr 2026 | Blk 534 | 07 TO 09 | 120 sqm | S$800,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Apr 2026 | Blk 506 | 07 TO 09 | 121 sqm | S$675,000 | S$5,579 psm | ×1.000 | S$5,579 psm |
| Mar 2026 | Blk 530 | 22 TO 24 | 121 sqm | S$708,888 | S$5,859 psm | ×0.997 | S$5,841 psm |
| Feb 2026 | Blk 518 | 07 TO 09 | 121 sqm | S$632,000 | S$5,223 psm | ×0.997 | S$5,208 psm |
| Feb 2026 | Blk 525 | 13 TO 15 | 121 sqm | S$720,000 | S$5,950 psm | ×0.997 | S$5,933 psm |
| Jan 2026 | Blk 526 | 04 TO 06 | 121 sqm | S$605,000 | S$5,000 psm | ×0.997 | S$4,985 psm |
| Dec 2025 | Blk 520 | 19 TO 21 | 121 sqm | S$718,000 | S$5,934 psm | ×0.996 | S$5,911 psm |
| Dec 2025 | Blk 506 | 13 TO 15 | 120 sqm | S$685,000 | S$5,708 psm | ×0.996 | S$5,686 psm |
| Nov 2025 | Blk 518 | 07 TO 09 | 121 sqm | S$662,888 | S$5,478 psm | ×0.996 | S$5,457 psm |
How accurate is this estimate for Jelapang Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 77 sales in Jelapang Rd since.
- Median error
- 4.5%
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.
5.60% gross yield
S$37,200 of rent a year against the estimate above · 0.49 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 31 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 525 | 5 ROOM | S$3,700 |
| Sept 2026 | 505 | 5 ROOM | S$3,400 |
| Sept 2026 | 505 | 5 ROOM | S$2,800 |
| Aug 2026 | 529 | 5 ROOM | S$3,300 |
| Aug 2026 | 534 | 5 ROOM | S$3,000 |
| Jul 2026 | 525 | 5 ROOM | S$3,500 |
| Jul 2026 | 511 | 5 ROOM | S$3,300 |
| Jun 2026 | 536 | 5 ROOM | S$3,400 |
median of 31 HDB rental approvals for 5 ROOM on Jelapang Rd since 2025-10.
Buying or selling at S$664,595?
Buying: Stamp duty on S$664,595 · Cash and CPF needed on S$664,595 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$664,595.
Each opens with this figure filled in; change anything there.
Primary schools near 523 Jelapang 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
- West Spring Primary School · 173 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 206 m · no 2025 Phase 2C ballot
- West View Primary School · 658 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 805 m · no 2025 Phase 2C ballot
- Beacon Primary School · 869 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Whye Primary School · 1,305 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,503 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yew Tee Primary School · 1,856 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 523 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 123 sqm | S$645,000 | S$5,244 psm |
| Feb 2026 | Blk 523 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 103 sqm | S$580,000 | S$5,631 psm |
| Dec 2024 | Blk 523 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 123 sqm | S$695,000 | S$5,650 psm |
| Dec 2024 | Blk 523 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 103 sqm | S$560,000 | S$5,437 psm |
| Sept 2024 | Blk 523 · 5 ROOM · 16 TO 18 · Improved · 73 years left | 121 sqm | S$710,000 | S$5,868 psm |
| Sept 2024 | Blk 523 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 103 sqm | S$606,666 | S$5,890 psm |
| Apr 2024 | Blk 523 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 120 sqm | S$580,000 | S$4,833 psm |
| Dec 2022 | Blk 523 · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 143 sqm | S$730,000 | S$5,105 psm |
| Sept 2022 | Blk 523 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 123 sqm | S$540,000 | S$4,390 psm |
| Jul 2022 | Blk 523 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 121 sqm | S$605,000 | S$5,000 psm |
| Feb 2022 | Blk 523 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 103 sqm | S$450,000 | S$4,369 psm |
| Dec 2021 | Blk 523 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 131 sqm | S$620,000 | S$4,733 psm |
| Dec 2021 | Blk 523 · 5 ROOM · 04 TO 06 · Improved · 76 years left | 121 sqm | S$550,000 | S$4,545 psm |
Showing 13 of 56.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 523 · 5 ROOM | S$3,300 | — |
| Nov 2025 | Blk 523 · EXECUTIVE | S$3,300 | — |
| Feb 2025 | Blk 523 · 5 ROOM | S$2,000 | — |
| Jun 2024 | Blk 523 · EXECUTIVE | S$3,800 | — |
| Mar 2023 | Blk 523 · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 523 · 5 ROOM | S$1,700 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 65 years | S$637,551 | S$703,908 | S$762,346 | S$775,679 |
| 10 years | 60 years | S$617,645 | S$752,906 | S$883,107 | S$914,266 |
| 20 years | 50 years | S$568,845 | S$845,273 | S$1,162,899 | S$1,246,409 |
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.