Blk 128C Canberra St
Project page · 99-year lease from 2018
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 128C | 10 TO 12 | 113 sqm | S$838,000 | S$7,416 psm | ×1.000 | S$7,416 psm |
| Jul 2026 | Blk 128C | 04 TO 06 | 113 sqm | S$775,000 | S$6,858 psm | ×1.000 | S$6,858 psm |
| Jan 2026 | Blk 128C | 04 TO 06 | 113 sqm | S$820,000 | S$7,257 psm | ×0.997 | S$7,235 psm |
How accurate is this estimate for Canberra St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 204 sales in Canberra St since.
- Median error
- 2.4%
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.
5.06% gross yield
S$41,400 of rent a year against the estimate above · 0.71 points below flats like it
Homes like this rent for about S$3,450 a month, the middle of 10 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Jul 2026 | 102A | 5 ROOM | S$2,500 |
| May 2026 | 128A | 5 ROOM | S$3,400 |
| Mar 2026 | 129C | 5 ROOM | S$3,600 |
| Mar 2026 | 128A | 5 ROOM | S$3,500 |
| Feb 2026 | 121B | 5 ROOM | S$3,500 |
| Jan 2026 | 121C | 5 ROOM | S$3,200 |
| Nov 2025 | 126C | 5 ROOM | S$3,600 |
| Nov 2025 | 128A | 5 ROOM | S$3,000 |
median of 10 HDB rental approvals for 5 ROOM on Canberra St since 2025-10.
Buying or selling at S$817,581?
Buying: Stamp duty on S$817,581 · Cash and CPF needed on S$817,581 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$817,581.
Each opens with this figure filled in; change anything there.
Primary schools near 128c Canberra St
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
- Chongfu School · 807 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yishun Primary School · 1,128 m · no 2025 Phase 2C ballot
- Ahmad Ibrahim Primary School · 1,151 m · no 2025 Phase 2C ballot
- Xishan Primary School · 1,241 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 1,353 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 1,428 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jiemin Primary School · 1,800 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 128C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$838,000 | S$7,416 psm |
| Jul 2026 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Feb 2026 | Blk 128C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Feb 2026 | Blk 128C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Jan 2026 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Sept 2025 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$783,888 | S$6,937 psm |
| Aug 2025 | Blk 128C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$817,000 | S$7,230 psm |
| Jul 2025 | Blk 128C · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Apr 2025 | Blk 128C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Jan 2025 | Blk 128C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Jun 2024 | Blk 128C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$747,000 | S$6,611 psm |
| May 2024 | Blk 128C · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$778,000 | S$6,885 psm |
| May 2024 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Feb 2024 | Blk 128C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Oct 2023 | Blk 128C · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2023 | Blk 128C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$580,888 | S$6,246 psm |
| Aug 2023 | Blk 128C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Jul 2023 | Blk 128C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jul 2023 | Blk 128C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$531,888 | S$5,719 psm |
| Jun 2023 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Jun 2023 | Blk 128C · 5 ROOM · 07 TO 09 · Improved · 94 years left excluded: outlier | 113 sqm | S$650,000 | S$5,752 psm |
| Jun 2023 | Blk 128C · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 113 sqm | S$612,000 | S$5,416 psm |
| Jun 2023 | Blk 128C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$555,000 | S$5,968 psm |
| May 2023 | Blk 128C · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$682,200 | S$6,037 psm |
| Apr 2023 | Blk 128C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Mar 2023 | Blk 128C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Mar 2023 | Blk 128C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$707,000 | S$6,257 psm |
| Feb 2023 | Blk 128C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$732,000 | S$6,478 psm |
| Dec 2022 | Blk 128C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Dec 2022 | Blk 128C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Nov 2022 | Blk 128C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Oct 2022 | Blk 128C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Oct 2022 | Blk 128C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Sept 2022 | Blk 128C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$695,000 | S$6,150 psm |
| Sept 2022 | Blk 128C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$568,888 | S$6,117 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 128C · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 128C · 4 ROOM | S$3,250 | — |
| Oct 2025 | Blk 128C · 4 ROOM | S$2,800 | — |
| May 2025 | Blk 128C · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 128C · 5 ROOM | S$3,200 | — |
| Oct 2024 | Blk 128C · 5 ROOM | S$3,700 | — |
| Aug 2024 | Blk 128C · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 128C · 4 ROOM | S$2,900 | — |
| Sept 2023 | Blk 128C · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 128C · 4 ROOM | S$3,500 | — |
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 90 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 | 85 years | S$777,275 | S$858,174 | S$929,419 | S$945,674 |
| 10 years | 80 years | S$729,800 | S$889,622 | S$1,043,465 | S$1,080,282 |
| 20 years | 70 years | S$643,748 | S$956,575 | S$1,316,024 | S$1,410,531 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.