homequant
HDB · 670654

Blk 654 Senja Rd

Project page · 99-year lease from 2001

Indicative value range
S$662,045 – S$815,302
Indicative mid S$705,001 · S$6,380 psm

Based on 29 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
Oct 2026Blk 60807 TO 09110 sqmS$760,000S$6,909 psm×1.000S$6,909 psm
Sept 2026Blk 60616 TO 18120 sqmS$930,000S$7,750 psm×1.000S$7,750 psm
Sept 2026Blk 62419 TO 21111 sqmS$650,000S$5,856 psm×1.000S$5,856 psm
Sept 2026Blk 63019 TO 21110 sqmS$745,000S$6,773 psm×1.000S$6,773 psm
Aug 2026Blk 62728 TO 30110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Jul 2026Blk 62301 TO 03110 sqmS$612,000S$5,564 psm×1.000S$5,564 psm
Jul 2026Blk 65604 TO 06110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Jul 2026Blk 60416 TO 18120 sqmS$968,000S$8,067 psm×1.000S$8,067 psm
Jul 2026Blk 62413 TO 15111 sqmS$615,000S$5,541 psm×1.000S$5,541 psm
Jul 2026Blk 65501 TO 03110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
Jul 2026Blk 65513 TO 15110 sqmS$640,000S$5,818 psm×1.000S$5,818 psm
Jun 2026Blk 60425 TO 27121 sqmS$1,000,000S$8,264 psm×1.000S$8,264 psm
May 2026Blk 60807 TO 09110 sqmS$708,000S$6,436 psm×1.000S$6,436 psm
May 2026Blk 60419 TO 21121 sqmS$950,000S$7,851 psm×1.000S$7,851 psm
Apr 2026Blk 62910 TO 12110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Apr 2026Blk 62413 TO 15110 sqmS$595,000S$5,409 psm×1.000S$5,409 psm
Mar 2026Blk 62710 TO 12110 sqmS$661,000S$6,009 psm×0.997S$5,991 psm
Mar 2026Blk 63025 TO 27110 sqmS$690,000S$6,273 psm×0.997S$6,254 psm
Mar 2026Blk 60325 TO 27121 sqmS$938,000S$7,752 psm×0.997S$7,729 psm
Mar 2026Blk 62928 TO 30110 sqmS$738,888S$6,717 psm×0.997S$6,697 psm
Mar 2026Blk 60307 TO 09121 sqmS$865,000S$7,149 psm×0.997S$7,128 psm
Feb 2026Blk 63028 TO 30110 sqmS$703,888S$6,399 psm×0.997S$6,380 psm
Feb 2026Blk 60522 TO 24121 sqmS$950,000S$7,851 psm×0.997S$7,828 psm
Jan 2026Blk 61401 TO 03110 sqmS$612,000S$5,564 psm×0.997S$5,547 psm
Jan 2026Blk 60522 TO 24121 sqmS$940,000S$7,769 psm×0.997S$7,746 psm
Dec 2025Blk 65613 TO 15110 sqmS$695,000S$6,318 psm×0.996S$6,293 psm
Nov 2025Blk 60507 TO 09120 sqmS$888,888S$7,407 psm×0.996S$7,378 psm
Nov 2025Blk 61413 TO 15111 sqmS$700,000S$6,306 psm×0.996S$6,282 psm
Nov 2025Blk 60610 TO 12120 sqmS$880,000S$7,333 psm×0.996S$7,305 psm

How accurate is this estimate for Senja Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 155 sales in Senja Rd since.

Median error
4.0%

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.

5.45% gross yield

S$38,400 of rent a year against the estimate above · 0.63 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 64 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 20266145 ROOMS$3,500
Sept 20266295 ROOMS$3,450
Sept 20266305 ROOMS$3,350
Aug 20266065 ROOMS$3,750
Aug 20266035 ROOMS$3,600
Aug 20266085 ROOMS$3,500
Aug 20266265 ROOMS$3,500
Aug 20266105 ROOMS$3,150

median of 64 HDB rental approvals for 5 ROOM on Senja Rd since 2025-10.

Buying or selling at S$705,001?

Buying: Stamp duty on S$705,001 · Cash and CPF needed on S$705,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$705,001.

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

Primary schools near 654 Senja 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
Aug 2026
Blk 654 · EXECUTIVE · 13 TO 15 · Premium Apartment · 74 years left
130 sqmS$828,000S$6,369 psm
Jul 2025
Blk 654 · 5 ROOM · 13 TO 15 · Premium Apartment · 75 years left
111 sqmS$630,000S$5,676 psm
Jun 2025
Blk 654 · 5 ROOM · 19 TO 21 · Premium Apartment · 75 years left
111 sqmS$716,888S$6,458 psm
May 2025
Blk 654 · EXECUTIVE · 19 TO 21 · Premium Apartment · 75 years left
130 sqmS$900,000S$6,923 psm
Jan 2025
Blk 654 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left
110 sqmS$645,000S$5,864 psm
Aug 2024
Blk 654 · 4 ROOM · 10 TO 12 · Premium Apartment · 76 years left
91 sqmS$558,000S$6,132 psm
Jul 2024
Blk 654 · EXECUTIVE · 07 TO 09 · Premium Apartment · 76 years left
130 sqmS$810,000S$6,231 psm
Mar 2024
Blk 654 · EXECUTIVE · 16 TO 18 · Premium Apartment · 77 years left
130 sqmS$828,000S$6,369 psm
Feb 2024
Blk 654 · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left
111 sqmS$635,000S$5,721 psm
Dec 2023
Blk 654 · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left
110 sqmS$635,000S$5,773 psm
May 2023
Blk 654 · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left
110 sqmS$558,000S$5,073 psm
Sept 2022
Blk 654 · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left
110 sqmS$555,000S$5,045 psm
Sept 2022
Blk 654 · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left
110 sqmS$550,000S$5,000 psm
Apr 2022
Blk 654 · 4 ROOM · 04 TO 06 · Premium Apartment · 79 years left
91 sqmS$470,000S$5,165 psm
Apr 2022
Blk 654 · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left
91 sqmS$445,000S$4,890 psm
See more

Showing 15 of 62.

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$676,313S$746,704S$808,695S$822,838
10 years63 yearsS$655,197S$798,681S$936,798S$969,852
20 years53 yearsS$603,429S$896,664S$1,233,601S$1,322,188

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.