homequant
HDB · 670534

Blk 534 Jelapang Rd

Project page · 99-year lease from 1999

Indicative value range
S$537,957 – S$570,444
Indicative mid S$563,094 · S$5,603 psm

Based on 38 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 50804 TO 0690 sqmS$515,000S$5,722 psm×1.000S$5,722 psm
Sept 2026Blk 54007 TO 09100 sqmS$618,000S$6,180 psm×1.000S$6,180 psm
Jul 2026Blk 50616 TO 18102 sqmS$575,000S$5,637 psm×1.000S$5,637 psm
Jun 2026Blk 50204 TO 06102 sqmS$520,000S$5,098 psm×1.000S$5,098 psm
Jun 2026Blk 51607 TO 09102 sqmS$534,000S$5,235 psm×1.000S$5,235 psm
Jun 2026Blk 52113 TO 15103 sqmS$595,000S$5,777 psm×1.000S$5,777 psm
May 2026Blk 50901 TO 0393 sqmS$520,000S$5,591 psm×1.000S$5,591 psm
May 2026Blk 52001 TO 03103 sqmS$560,000S$5,437 psm×1.000S$5,437 psm
May 2026Blk 50707 TO 09101 sqmS$525,000S$5,198 psm×1.000S$5,198 psm
May 2026Blk 50416 TO 18103 sqmS$550,000S$5,340 psm×1.000S$5,340 psm
May 2026Blk 52004 TO 06103 sqmS$558,000S$5,417 psm×1.000S$5,417 psm
May 2026Blk 53813 TO 15100 sqmS$603,000S$6,030 psm×1.000S$6,030 psm
May 2026Blk 50801 TO 0392 sqmS$517,000S$5,620 psm×1.000S$5,620 psm
May 2026Blk 51616 TO 18102 sqmS$562,888S$5,519 psm×1.000S$5,519 psm
Apr 2026Blk 54013 TO 15101 sqmS$570,000S$5,644 psm×1.000S$5,644 psm
Apr 2026Blk 50204 TO 06102 sqmS$512,500S$5,025 psm×1.000S$5,025 psm
Mar 2026Blk 51016 TO 18100 sqmS$588,000S$5,880 psm×0.997S$5,863 psm
Mar 2026Blk 50807 TO 0990 sqmS$529,000S$5,878 psm×0.997S$5,860 psm
Mar 2026Blk 53104 TO 06103 sqmS$573,000S$5,563 psm×0.997S$5,547 psm
Mar 2026Blk 50513 TO 15100 sqmS$545,000S$5,450 psm×0.997S$5,434 psm
Mar 2026Blk 50910 TO 1290 sqmS$520,000S$5,778 psm×0.997S$5,761 psm
Mar 2026Blk 51116 TO 18100 sqmS$515,000S$5,150 psm×0.997S$5,135 psm
Feb 2026Blk 52310 TO 12103 sqmS$580,000S$5,631 psm×0.997S$5,614 psm
Feb 2026Blk 52713 TO 15103 sqmS$585,888S$5,688 psm×0.997S$5,671 psm
Feb 2026Blk 50801 TO 0390 sqmS$510,000S$5,667 psm×0.997S$5,650 psm
Feb 2026Blk 50101 TO 03102 sqmS$565,000S$5,539 psm×0.997S$5,523 psm
Feb 2026Blk 52901 TO 03103 sqmS$508,888S$4,941 psm×0.997S$4,926 psm
Jan 2026Blk 51507 TO 09103 sqmS$557,000S$5,408 psm×0.997S$5,392 psm
Jan 2026Blk 53113 TO 15103 sqmS$583,000S$5,660 psm×0.997S$5,643 psm
Dec 2025Blk 50910 TO 1292 sqmS$555,000S$6,033 psm×0.996S$6,009 psm
Dec 2025Blk 50216 TO 18103 sqmS$550,000S$5,340 psm×0.996S$5,319 psm
Dec 2025Blk 52101 TO 03102 sqmS$518,000S$5,078 psm×0.996S$5,058 psm
Dec 2025Blk 51007 TO 09100 sqmS$570,000S$5,700 psm×0.996S$5,678 psm
Dec 2025Blk 51001 TO 03100 sqmS$535,000S$5,350 psm×0.996S$5,329 psm
Dec 2025Blk 50804 TO 0690 sqmS$530,000S$5,889 psm×0.996S$5,866 psm
Nov 2025Blk 50801 TO 0390 sqmS$510,000S$5,667 psm×0.996S$5,644 psm
Nov 2025Blk 50504 TO 06102 sqmS$558,000S$5,471 psm×0.996S$5,449 psm
Nov 2025Blk 50213 TO 15102 sqmS$580,000S$5,686 psm×0.996S$5,664 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.

6.39% gross yield

S$36,000 of rent a year against the estimate above · 0.19 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 70 to 79 years of lease left yield 6.20%, from 137 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 20265254 ROOMS$3,600
Sept 20265014 ROOMS$3,200
Sept 20265224 ROOMS$3,100
Sept 20265064 ROOMS$2,500
Aug 20265114 ROOMS$2,800
Aug 20265024 ROOMS$2,800
Jul 20265214 ROOMS$3,200
Jul 20265254 ROOMS$3,000

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

Buying or selling at S$563,094?

Buying: Stamp duty on S$563,094 · Cash and CPF needed on S$563,094 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$563,094.

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

Primary schools near 534 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 534 · 5 ROOM · 07 TO 09 · Improved · 72 years left
120 sqmS$800,000S$6,667 psm
Sept 2025
Blk 534 · 5 ROOM · 19 TO 21 · Improved · 73 years left
excluded: outlier
121 sqmS$815,000S$6,736 psm
Aug 2024
Blk 534 · 4 ROOM · 10 TO 12 · Model A · 74 years left
101 sqmS$532,000S$5,267 psm
Jul 2024
Blk 534 · 4 ROOM · 01 TO 03 · Model A · 74 years left
101 sqmS$505,000S$5,000 psm
Jan 2024
Blk 534 · 4 ROOM · 07 TO 09 · Model A · 74 years left
101 sqmS$526,000S$5,208 psm
Aug 2023
Blk 534 · 4 ROOM · 10 TO 12 · Model A · 75 years left
100 sqmS$520,000S$5,200 psm
Dec 2022
Blk 534 · 4 ROOM · 07 TO 09 · Model A · 76 years left
100 sqmS$526,000S$5,260 psm
See more

Showing 7 of 47.

Sale prices as filed in caveats.

Where the lease takes this

About 71 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 years66 yearsS$540,181S$596,403S$645,916S$657,213
10 years61 yearsS$523,315S$637,918S$748,234S$774,634
20 years51 yearsS$481,968S$716,179S$985,295S$1,056,051

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.