Blk 535 Bt Panjang Ring Rd
Project page · 99-year lease from 1999
Based on 27 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 535 | 07 TO 09 | 121 sqm | S$760,000 | S$6,281 psm | ×1.000 | S$6,281 psm |
| Sept 2026 | Blk 545 | 10 TO 12 | 120 sqm | S$780,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| Sept 2026 | Blk 611 | 16 TO 18 | 111 sqm | S$682,000 | S$6,144 psm | ×1.000 | S$6,144 psm |
| Sept 2026 | Blk 427 | 16 TO 18 | 129 sqm | S$708,000 | S$5,488 psm | ×1.000 | S$5,488 psm |
| Sept 2026 | Blk 613 | 01 TO 03 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Sept 2026 | Blk 611 | 01 TO 03 | 110 sqm | S$640,000 | S$5,818 psm | ×1.000 | S$5,818 psm |
| Jul 2026 | Blk 434 | 04 TO 06 | 122 sqm | S$652,888 | S$5,352 psm | ×1.000 | S$5,352 psm |
| Jun 2026 | Blk 613 | 07 TO 09 | 110 sqm | S$685,000 | S$6,227 psm | ×1.000 | S$6,227 psm |
| Jun 2026 | Blk 620 | 10 TO 12 | 111 sqm | S$710,888 | S$6,404 psm | ×1.000 | S$6,404 psm |
| Apr 2026 | Blk 447 | 10 TO 12 | 119 sqm | S$690,000 | S$5,798 psm | ×1.000 | S$5,798 psm |
| Apr 2026 | Blk 449 | 04 TO 06 | 120 sqm | S$630,000 | S$5,250 psm | ×1.000 | S$5,250 psm |
| Apr 2026 | Blk 427 | 10 TO 12 | 122 sqm | S$705,000 | S$5,779 psm | ×1.000 | S$5,779 psm |
| Apr 2026 | Blk 535 | 19 TO 21 | 122 sqm | S$765,000 | S$6,270 psm | ×1.000 | S$6,270 psm |
| Mar 2026 | Blk 448 | 10 TO 12 | 119 sqm | S$668,000 | S$5,613 psm | ×0.997 | S$5,597 psm |
| Feb 2026 | Blk 545 | 19 TO 21 | 120 sqm | S$820,000 | S$6,833 psm | ×0.997 | S$6,813 psm |
| Feb 2026 | Blk 427 | 13 TO 15 | 122 sqm | S$618,000 | S$5,066 psm | ×0.997 | S$5,051 psm |
| Feb 2026 | Blk 241 | 04 TO 06 | 122 sqm | S$600,000 | S$4,918 psm | ×0.997 | S$4,904 psm |
| Jan 2026 | Blk 537 | 13 TO 15 | 122 sqm | S$739,888 | S$6,065 psm | ×0.997 | S$6,047 psm |
| Jan 2026 | Blk 448 | 10 TO 12 | 120 sqm | S$668,000 | S$5,567 psm | ×0.997 | S$5,550 psm |
| Jan 2026 | Blk 613 | 16 TO 18 | 111 sqm | S$730,000 | S$6,577 psm | ×0.997 | S$6,557 psm |
| Jan 2026 | Blk 447 | 10 TO 12 | 120 sqm | S$675,000 | S$5,625 psm | ×0.997 | S$5,608 psm |
| Jan 2026 | Blk 609 | 10 TO 12 | 110 sqm | S$698,000 | S$6,345 psm | ×0.997 | S$6,327 psm |
| Dec 2025 | Blk 533 | 07 TO 09 | 122 sqm | S$775,000 | S$6,352 psm | ×0.996 | S$6,328 psm |
| Dec 2025 | Blk 234 | 07 TO 09 | 122 sqm | S$605,000 | S$4,959 psm | ×0.996 | S$4,940 psm |
| Nov 2025 | Blk 609 | 16 TO 18 | 111 sqm | S$738,800 | S$6,656 psm | ×0.996 | S$6,630 psm |
| Nov 2025 | Blk 243 | 16 TO 18 | 122 sqm | S$690,000 | S$5,656 psm | ×0.996 | S$5,634 psm |
| Nov 2025 | Blk 611 | 10 TO 12 | 111 sqm | S$720,000 | S$6,486 psm | ×0.996 | S$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.
5.41% gross yield
S$38,400 of rent a year against the estimate above · 0.67 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 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 | 611 | 5 ROOM | S$3,100 |
| Sept 2026 | 259 | 5 ROOM | S$800 |
| Aug 2026 | 450 | 5 ROOM | S$3,500 |
| Aug 2026 | 450 | 5 ROOM | S$3,280 |
| Aug 2026 | 545 | 5 ROOM | S$3,250 |
| Aug 2026 | 533 | 5 ROOM | S$3,150 |
| Jul 2026 | 447 | 5 ROOM | S$3,300 |
| Jul 2026 | 448 | 5 ROOM | S$3,000 |
median of 34 HDB rental approvals for 5 ROOM on Bt Panjang Ring Rd since 2025-10.
Buying or selling at S$709,818?
Buying: Stamp duty on S$709,818 · Cash and CPF needed on S$709,818 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$709,818.
Each opens with this figure filled in; change anything there.
Primary schools near 535 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
- West View Primary School · 304 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 451 m · no 2025 Phase 2C ballot
- West Spring Primary School · 541 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 740 m · no 2025 Phase 2C ballot
- Teck Whye Primary School · 986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Beacon Primary School · 1,089 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit Panjang Primary School · 1,318 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- South View Primary School · 1,764 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yew Tee Primary School · 1,841 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,979 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kranji Primary School · 1,979 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 535 · 5 ROOM · 07 TO 09 · Improved · 72 years left | 121 sqm | S$760,000 | S$6,281 psm |
| Aug 2026 | Blk 535 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 100 sqm | S$565,000 | S$5,650 psm |
| Apr 2026 | Blk 535 · 5 ROOM · 19 TO 21 · Improved · 72 years left | 122 sqm | S$765,000 | S$6,270 psm |
| Nov 2025 | Blk 535 · 4 ROOM · 16 TO 18 · Model A · 73 years left | 100 sqm | S$625,000 | S$6,250 psm |
| Aug 2025 | Blk 535 · 5 ROOM · 04 TO 06 · Improved · 73 years left | 122 sqm | S$702,000 | S$5,754 psm |
| Aug 2025 | Blk 535 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 122 sqm | S$740,000 | S$6,066 psm |
| May 2025 | Blk 535 · 4 ROOM · 07 TO 09 · Model A · 73 years left | 100 sqm | S$620,000 | S$6,200 psm |
| Apr 2023 | Blk 535 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 100 sqm | S$470,000 | S$4,700 psm |
| Nov 2022 | Blk 535 · 4 ROOM · 22 TO 24 · Model A · 76 years left | 100 sqm | S$520,000 | S$5,200 psm |
| Jul 2022 | Blk 535 · 5 ROOM · 19 TO 21 · Improved · 76 years left | 121 sqm | S$692,888 | S$5,726 psm |
| Jul 2022 | Blk 535 · 5 ROOM · 19 TO 21 · Improved · 76 years left | 121 sqm | S$670,000 | S$5,537 psm |
| Jun 2022 | Blk 535 · 4 ROOM · 04 TO 06 · Model A · 76 years left | 100 sqm | S$430,000 | S$4,300 psm |
Showing 12 of 75.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 535 · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 535 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 535 · 5 ROOM | S$2,800 | — |
| Sept 2023 | Blk 535 · 4 ROOM | S$3,800 | — |
| Apr 2021 | Blk 535 · 5 ROOM | S$2,800 | — |
| Mar 2021 | Blk 535 · 4 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 66 years | S$680,934 | S$751,806 | S$814,221 | S$828,460 |
| 10 years | 61 years | S$659,674 | S$804,138 | S$943,199 | S$976,478 |
| 20 years | 51 years | S$607,552 | S$902,791 | S$1,242,029 | S$1,331,222 |
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.