Blk 541 Bt Panjang Ring Rd
Project page · 99-year lease from 1999
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 541 | 04 TO 06 | 101 sqm | S$601,888 | S$5,959 psm | ×1.000 | S$5,959 psm |
| Sept 2026 | Blk 430 | 01 TO 03 | 104 sqm | S$518,000 | S$4,981 psm | ×1.000 | S$4,981 psm |
| Aug 2026 | Blk 432 | 10 TO 12 | 104 sqm | S$515,000 | S$4,952 psm | ×1.000 | S$4,952 psm |
| Aug 2026 | Blk 539 | 10 TO 12 | 100 sqm | S$571,000 | S$5,710 psm | ×1.000 | S$5,710 psm |
| Aug 2026 | Blk 237 | 07 TO 09 | 104 sqm | S$497,000 | S$4,779 psm | ×1.000 | S$4,779 psm |
| Aug 2026 | Blk 535 | 10 TO 12 | 100 sqm | S$565,000 | S$5,650 psm | ×1.000 | S$5,650 psm |
| Aug 2026 | Blk 435 | 04 TO 06 | 104 sqm | S$505,000 | S$4,856 psm | ×1.000 | S$4,856 psm |
| Jul 2026 | Blk 448 | 01 TO 03 | 101 sqm | S$516,800 | S$5,117 psm | ×1.000 | S$5,117 psm |
| Jul 2026 | Blk 259 | 01 TO 03 | 115 sqm | S$595,000 | S$5,174 psm | ×1.000 | S$5,174 psm |
| Jun 2026 | Blk 448 | 04 TO 06 | 102 sqm | S$525,000 | S$5,147 psm | ×1.000 | S$5,147 psm |
| Jun 2026 | Blk 237 | 13 TO 15 | 106 sqm | S$538,000 | S$5,075 psm | ×1.000 | S$5,075 psm |
| Jun 2026 | Blk 539 | 04 TO 06 | 100 sqm | S$568,000 | S$5,680 psm | ×1.000 | S$5,680 psm |
| Jun 2026 | Blk 448 | 07 TO 09 | 101 sqm | S$528,000 | S$5,228 psm | ×1.000 | S$5,228 psm |
| May 2026 | Blk 541 | 01 TO 03 | 101 sqm | S$615,000 | S$6,089 psm | ×1.000 | S$6,089 psm |
| May 2026 | Blk 615 | 04 TO 06 | 90 sqm | S$512,000 | S$5,689 psm | ×1.000 | S$5,689 psm |
| May 2026 | Blk 613 | 04 TO 06 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| May 2026 | Blk 613 | 04 TO 06 | 90 sqm | S$565,000 | S$6,278 psm | ×1.000 | S$6,278 psm |
| Apr 2026 | Blk 619 | 13 TO 15 | 90 sqm | S$565,000 | S$6,278 psm | ×1.000 | S$6,278 psm |
| Feb 2026 | Blk 619 | 19 TO 21 | 90 sqm | S$560,000 | S$6,222 psm | ×0.997 | S$6,204 psm |
| Jan 2026 | Blk 533 | 04 TO 06 | 100 sqm | S$550,888 | S$5,509 psm | ×0.997 | S$5,493 psm |
| Jan 2026 | Blk 609 | 13 TO 15 | 90 sqm | S$570,000 | S$6,333 psm | ×0.997 | S$6,315 psm |
| Jan 2026 | Blk 432 | 10 TO 12 | 104 sqm | S$538,000 | S$5,173 psm | ×0.997 | S$5,158 psm |
| Jan 2026 | Blk 240 | 04 TO 06 | 104 sqm | S$528,000 | S$5,077 psm | ×0.997 | S$5,062 psm |
| Jan 2026 | Blk 235 | 04 TO 06 | 103 sqm | S$530,000 | S$5,146 psm | ×0.997 | S$5,130 psm |
| Dec 2025 | Blk 615 | 10 TO 12 | 90 sqm | S$550,000 | S$6,111 psm | ×0.996 | S$6,087 psm |
| Dec 2025 | Blk 237 | 13 TO 15 | 104 sqm | S$560,000 | S$5,385 psm | ×0.996 | S$5,363 psm |
| Nov 2025 | Blk 535 | 16 TO 18 | 100 sqm | S$625,000 | S$6,250 psm | ×0.996 | S$6,225 psm |
| Nov 2025 | Blk 240 | 01 TO 03 | 104 sqm | S$507,000 | S$4,875 psm | ×0.996 | S$4,856 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.
6.57% gross yield
S$36,000 of rent a year against the estimate above · 0.37 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
| 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$548,232?
Buying: Stamp duty on S$548,232 · Cash and CPF needed on S$548,232 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$548,232.
Each opens with this figure filled in; change anything there.
Primary schools near 541 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 · 312 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 537 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 607 m · no 2025 Phase 2C ballot
- West Spring Primary School · 726 m · no 2025 Phase 2C ballot
1 to 2 km
- Teck Whye Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Beacon Primary School · 1,083 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit Panjang Primary School · 1,117 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- South View Primary School · 1,757 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady Queen of Peace (girls) · 1,765 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 541 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$601,888 | S$5,959 psm |
| May 2026 | Blk 541 · 4 ROOM · 01 TO 03 · Model A · 72 years left | 101 sqm | S$615,000 | S$6,089 psm |
| Nov 2024 | Blk 541 · 4 ROOM · 10 TO 12 · Model A · 74 years left | 100 sqm | S$623,000 | S$6,230 psm |
| Nov 2024 | Blk 541 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 100 sqm | S$593,888 | S$5,939 psm |
| Sept 2023 | Blk 541 · 4 ROOM · 04 TO 06 · Model A · 75 years left | 100 sqm | S$531,000 | S$5,310 psm |
| Jun 2023 | Blk 541 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 101 sqm | S$508,000 | S$5,030 psm |
| May 2023 | Blk 541 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 122 sqm | S$660,000 | S$5,410 psm |
| Jan 2023 | Blk 541 · 5 ROOM · 22 TO 24 · Improved · 75 years left | 121 sqm | S$715,000 | S$5,909 psm |
| Nov 2022 | Blk 541 · 4 ROOM · 10 TO 12 · Model A · 76 years left | 101 sqm | S$530,000 | S$5,248 psm |
| Oct 2022 | Blk 541 · 4 ROOM · 10 TO 12 · Model A · 76 years left | 101 sqm | S$528,000 | S$5,228 psm |
| Sept 2022 | Blk 541 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 122 sqm | S$688,000 | S$5,639 psm |
| Aug 2022 | Blk 541 · 5 ROOM · 07 TO 09 · Improved · 76 years left | 122 sqm | S$652,000 | S$5,344 psm |
| Apr 2022 | Blk 541 · 5 ROOM · 16 TO 18 · Improved · 76 years left | 121 sqm | S$680,000 | S$5,620 psm |
| Dec 2021 | Blk 541 · 4 ROOM · 10 TO 12 · Model A · 77 years left | 101 sqm | S$515,000 | S$5,099 psm |
Showing 14 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 541 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 541 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 541 · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 541 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 541 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 541 · 4 ROOM | S$3,100 | — |
| Aug 2021 | Blk 541 · 5 ROOM | S$1,600 | — |
| Jul 2021 | Blk 541 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 541 · 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$525,923 | S$580,662 | S$628,868 | S$639,866 |
| 10 years | 61 years | S$509,503 | S$621,081 | S$728,485 | S$754,189 |
| 20 years | 51 years | S$469,247 | S$697,276 | S$959,288 | S$1,028,177 |
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.