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HDB · 670611

Blk 611 Bt Panjang Ring Rd

Project page · 99-year lease from 2002

Indicative value range
S$657,928 – S$693,283
Indicative mid S$675,855 · S$6,144 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 61116 TO 18111 sqmS$682,000S$6,144 psm×1.000S$6,144 psm
Sept 2026Blk 61101 TO 03110 sqmS$640,000S$5,818 psm×1.000S$5,818 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.

5.68% gross yield

S$38,400 of rent a year against the estimate above · 0.41 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

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$675,855?

Buying: Stamp duty on S$675,855 · Cash and CPF needed on S$675,855 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$675,855.

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

Primary schools near 611 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
Sept 2026
Blk 611 · 5 ROOM · 01 TO 03 · Improved · 75 years left
110 sqmS$640,000S$5,818 psm
Sept 2026
Blk 611 · 5 ROOM · 16 TO 18 · Improved · 75 years left
111 sqmS$682,000S$6,144 psm
Nov 2025
Blk 611 · 5 ROOM · 10 TO 12 · Improved · 76 years left
111 sqmS$720,000S$6,486 psm
Oct 2025
Blk 611 · 4 ROOM · 04 TO 06 · Model A · 76 years left
90 sqmS$560,888S$6,232 psm
Sept 2025
Blk 611 · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$725,000S$6,591 psm
Sept 2025
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$660,000S$6,000 psm
Aug 2025
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$669,988S$6,091 psm
Jun 2025
Blk 611 · 5 ROOM · 19 TO 21 · Improved · 76 years left
111 sqmS$762,388S$6,868 psm
May 2025
Blk 611 · 5 ROOM · 19 TO 21 · Improved · 76 years left
112 sqmS$728,888S$6,508 psm
Feb 2025
Blk 611 · 5 ROOM · 07 TO 09 · Improved · 76 years left
110 sqmS$720,000S$6,545 psm
Aug 2024
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 77 years left
110 sqmS$630,000S$5,727 psm
May 2024
Blk 611 · 5 ROOM · 13 TO 15 · Improved · 77 years left
111 sqmS$670,000S$6,036 psm
May 2024
Blk 611 · 4 ROOM · 10 TO 12 · Model A · 77 years left
90 sqmS$500,888S$5,565 psm
Sept 2023
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 78 years left
111 sqmS$595,000S$5,360 psm
Jul 2023
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$565,000S$5,136 psm
Jan 2023
Blk 611 · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$555,000S$5,045 psm
Jan 2023
Blk 611 · 4 ROOM · 07 TO 09 · Model A · 78 years left
90 sqmS$473,500S$5,261 psm
Sept 2022
Blk 611 · 5 ROOM · 10 TO 12 · Improved · 79 years left
110 sqmS$613,000S$5,573 psm
May 2022
Blk 611 · 4 ROOM · 10 TO 12 · Model A · 79 years left
90 sqmS$458,000S$5,089 psm
May 2022
Blk 611 · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$410,000S$4,556 psm
Jan 2022
Blk 611 · 5 ROOM · 01 TO 03 · Improved · 79 years left
110 sqmS$548,888S$4,990 psm
Jan 2022
Blk 611 · 5 ROOM · 01 TO 03 · Improved · 79 years left
110 sqmS$535,000S$4,864 psm
Nov 2021
Blk 611 · 4 ROOM · 07 TO 09 · Model A · 80 years left
90 sqmS$440,000S$4,889 psm
See more

Showing 23 of 112.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$648,353S$715,835S$775,263S$788,821
10 years64 yearsS$628,110S$765,663S$898,069S$929,757
20 years54 yearsS$578,483S$859,595S$1,182,602S$1,267,527

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.