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apartment · 779088

Hong Heng Mansions

Project page · Freehold

Indicative value range
S$1,508,637 – S$1,765,149
Indicative mid S$1,729,540 · S$1,552 psf

Based on 3 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Hong Heng Mansions01-05926 sqftS$1,070,000S$1,156 psf×1.000S$1,156 psf
May 2026The Brooks Ii · 88 m01-05818 sqftS$1,270,000S$1,552 psf×1.000S$1,552 psf
Mar 2025The Brooks I · 206 m01-05818 sqftS$1,258,888S$1,539 psf×1.050S$1,616 psf

How accurate is this estimate for Hong Heng Mansions?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

2.50% gross yield

S$43,200 of rent a year against the estimate above · 0.5 points below flats like it

Leases signed here within a quarter of this size run about S$3,600 a month, the middle of 12 of them.

In outside the central region, freehold flats yield 3.00%, from 614 projects. Too few share this home's remaining lease to measure that separately.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 2026900-1000 sqft3Non-landed PropertiesS$4,429
Q2 20261300-1400 sqft3Non-landed PropertiesS$4,200
Q2 20261300-1400 sqft3Non-landed PropertiesS$3,800
Q2 2026900-1000 sqft3Non-landed PropertiesS$3,100
Q2 20261200-1300 sqft3Non-landed PropertiesS$2,800
Q1 20261200-1300 sqft3Non-landed PropertiesS$3,400
Q1 20261200-1300 sqft3Non-landed PropertiesS$3,000
Q4 20251300-1400 sqft3Non-landed PropertiesS$4,000

median of 12 URA rental contracts at Hong Heng Mansions within a quarter of 103.5 sqm, since 2025Q4.

Buying or selling at S$1,729,540?

Buying: Stamp duty on S$1,729,540 · Cash and CPF needed on S$1,729,540 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,729,540.

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

Primary schools near 60 Sembawang Road

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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Hong Heng Mansions · 01-05 · Apartment
926 sqftS$1,070,000S$1,156 psf
Feb 2024
Hong Heng Mansions · 01-05 · Apartment
1,302 sqftS$1,388,000S$1,066 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.