Blk 447A Jln Kayu
Project page · 99-year lease from 2013
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 447B | 07 TO 09 | 47 sqm | S$355,000 | S$7,553 psm | ×1.000 | S$7,553 psm |
| Jul 2026 | Blk 447B | 22 TO 24 | 47 sqm | S$388,000 | S$8,255 psm | ×1.000 | S$8,255 psm |
| Apr 2026 | Blk 447A | 04 TO 06 | 47 sqm | S$370,000 | S$7,872 psm | ×1.000 | S$7,872 psm |
How accurate is this estimate for Jln Kayu?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Jln Kayu since.
- Median error
- 2.0%
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.
8.03% gross yield
S$29,700 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$2,475 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 7.20%, from 15 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 |
|---|---|---|---|
| Jun 2026 | 447B | 2 ROOM | S$2,450 |
| May 2026 | 447B | 2 ROOM | S$2,600 |
| May 2026 | 447A | 2 ROOM | S$2,250 |
| Jan 2026 | 447A | 2 ROOM | S$2,500 |
median of 4 HDB rental approvals for 2 ROOM on Jln Kayu since 2025-10.
Buying or selling at S$370,000?
Buying: Stamp duty on S$370,000 · Cash and CPF needed on S$370,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$370,000.
Each opens with this figure filled in; change anything there.
Primary schools near 447a Jln Kayu
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
- Fernvale Primary School · 220 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Anchor Green Primary School · 1,530 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,748 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,852 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,959 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 447A · 3 ROOM · 19 TO 21 · Model A · 87 years left | 67 sqm | S$567,000 | S$8,463 psm |
| Apr 2026 | Blk 447A · 2 ROOM · 04 TO 06 · Model A · 87 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Mar 2026 | Blk 447A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 94 sqm | S$668,000 | S$7,106 psm |
| Feb 2026 | Blk 447A · 3 ROOM · 13 TO 15 · Model A · 87 years left | 67 sqm | S$555,888 | S$8,297 psm |
| Apr 2025 | Blk 447A · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$547,888 | S$8,177 psm |
| Apr 2025 | Blk 447A · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Apr 2025 | Blk 447A · 2 ROOM · 04 TO 06 · Model A · 88 years left | 47 sqm | S$359,000 | S$7,638 psm |
| Sept 2024 | Blk 447A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jun 2024 | Blk 447A · 2 ROOM · 16 TO 18 · Model A · 89 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jan 2024 | Blk 447A · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$432,888 | S$6,461 psm |
| Dec 2023 | Blk 447A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Mar 2023 | Blk 447A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Sept 2022 | Blk 447A · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Aug 2022 | Blk 447A · 4 ROOM · 22 TO 24 · Model A · 90 years left excluded: outlier | 94 sqm | S$565,000 | S$6,011 psm |
| Jul 2022 | Blk 447A · 4 ROOM · 19 TO 21 · Model A · 90 years left | 94 sqm | S$541,888 | S$5,765 psm |
| May 2022 | Blk 447A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$496,000 | S$5,277 psm |
| May 2022 | Blk 447A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Nov 2021 | Blk 447A · 2 ROOM · 10 TO 12 · Model A · 91 years left excluded: outlier | 47 sqm | S$315,000 | S$6,702 psm |
Showing 18 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 447A · 2 ROOM | S$2,250 | — |
| Feb 2026 | Blk 447A · 3 ROOM | S$2,300 | — |
| Jan 2026 | Blk 447A · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 447A · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 447A · 3 ROOM | S$2,600 | — |
| Jun 2025 | Blk 447A · 2 ROOM | S$2,250 | — |
| Apr 2025 | Blk 447A · 2 ROOM | S$2,250 | — |
| Feb 2025 | Blk 447A · 3 ROOM | S$2,000 | — |
| Jul 2023 | Blk 447A · 3 ROOM | S$2,950 | — |
| Jul 2023 | Blk 447A · 3 ROOM | S$2,250 | — |
| Jan 2021 | Blk 447A · 3 ROOM | S$1,950 | — |
| Jan 2021 | Blk 447A · 2 ROOM | S$1,300 | — |
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 85 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 | 80 years | S$347,401 | S$383,559 | S$415,401 | S$422,666 |
| 10 years | 75 years | S$324,703 | S$395,812 | S$464,260 | S$480,640 |
| 20 years | 65 years | S$293,969 | S$436,822 | S$600,965 | S$644,122 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.