Blk 11 Joo Seng Rd
JOO SENG RD · TOA PAYOH · Singapore 360011 · D13
Median PSF · 12m
S$594
Median price · 12m
S$786K
Latest sale
S$786K
May 2026
1-year change
—
Sales · 12m
1
111 all time
Gross yield
5.73%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +40.3%
- Annualised
- +21.4%
- Transactions
- 9
- 1 year
- —
- 3 years p.a.
- +4.5%
- 5 years p.a.
- +7.0%
- Median size
- 1,324 sqft
Against the neighbourhood
How it compares within D13
Macpherson, Braddell, Potong Pasir. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 11 Joo Seng Rd | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$594 | S$961 | -38.2% |
| Median price | S$786K | S$819K | -4.0% |
| Gross rental yield | 5.73% | 6.31% | -0.6 pts |
| 1-year price change | — | +10.4% | — |
This development trades about 38% below the D13 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,675
Contracts · 12m
4
Implied annual rent
S$44K
Gross yield
5.73%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 4 | S$3,675 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%98
How its median price per square foot compares with its own district.
- Price momentumweight 18%57
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%31
Gross yield against every other development in its segment.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tai Seng MRT at 820 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tai Seng MRT820 m
- Bartley MRT880 m
- Mattar MRT950 m
- Woodleigh MRT1.2 km
Schools within 2 km
- Cedar Primary Schoolprimary570 m
- Bartley Secondary Schoolsecondary (s1-s5)600 m
- Cedar Girls' Secondary Schoolsecondary (s1-s4)770 m
- Maris Stella High Schoolmixed level (p1-s4)780 m
- Canossa Catholic Primary Schoolprimary910 m
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 5 ROOM | S$785,888 | 1,324 sqft | S$594 | 16 TO 18 | 56 yrs |
| Jan 2024 | 5 ROOM | S$682,000 | 1,324 sqft | S$515 | 10 TO 12 | 58 yr 5 mo |
| Jan 2024 | 5 ROOM | S$643,000 | 1,324 sqft | S$486 | 07 TO 09 | 58 yr 4 mo |
| Nov 2023 | 5 ROOM | S$688,000 | 1,324 sqft | S$520 | 04 TO 06 | 58 yr 5 mo |
| Apr 2023 | 5 ROOM | S$688,000 | 1,324 sqft | S$520 | 16 TO 18 | 59 yrs |
| Jun 2022 | 5 ROOM | S$640,000 | 1,324 sqft | S$483 | 07 TO 09 | 59 yr 11 mo |
| Jun 2022 | 5 ROOM | S$640,000 | 1,324 sqft | S$483 | 07 TO 09 | 59 yr 11 mo |
| Dec 2021 | 5 ROOM | S$648,000 | 1,324 sqft | S$489 | 16 TO 18 | 60 yr 4 mo |
| Jun 2021 | 5 ROOM | S$560,000 | 1,324 sqft | S$423 | 04 TO 06 | 60 yr 11 mo |
| Jul 2020 | 5 ROOM | S$492,000 | 1,324 sqft | S$372 | 01 TO 03 | 61 yr 11 mo |
| May 2020 | 5 ROOM | S$500,000 | 1,324 sqft | S$378 | 04 TO 06 | 62 yrs |
| Jan 2020 | 5 ROOM | S$520,000 | 1,324 sqft | S$393 | 10 TO 12 | 62 yr 3 mo |
| Dec 2019 | 5 ROOM | S$545,000 | 1,324 sqft | S$412 | 16 TO 18 | 62 yr 4 mo |
| May 2018 | 5 ROOM | S$578,000 | 1,324 sqft | S$437 | 10 TO 12 | 64 yrs |
| Mar 2018 | 5 ROOM | S$590,000 | 1,324 sqft | S$446 | 10 TO 12 | 64 yr 1 mo |
| Jun 2017 | 5 ROOM | S$572,000 | 1,324 sqft | S$432 | 07 TO 09 | 64 yr 10 mo |
| Sep 2016 | 5 ROOM | S$600,000 | 1,324 sqft | S$453 | 19 TO 21 | 65 yrs |
| Jun 2016 | 5 ROOM | S$572,000 | 1,324 sqft | S$432 | 10 TO 12 | 65 yrs |
| Jul 2015 | 5 ROOM | S$570,000 | 1,324 sqft | S$431 | 07 TO 09 | 66 yrs |
| Jan 2015 | 5 ROOM | S$600,000 | 1,324 sqft | S$453 | 13 TO 15 | 67 yrs |
| Jan 2015 | 5 ROOM | S$500,000 | 1,324 sqft | S$378 | 01 TO 03 | 67 yrs |
| Oct 2014 | 5 ROOM | S$500,000 | 1,324 sqft | S$378 | 01 TO 03 | 67 yr 3 mo |
| Jun 2014 | 5 ROOM | S$570,000 | 1,324 sqft | S$431 | 10 TO 12 | 67 yr 7 mo |
| Sep 2013 | 5 ROOM | S$575,000 | 1,324 sqft | S$434 | 10 TO 12 | 68 yr 4 mo |
| Aug 2013 | 5 ROOM | S$625,000 | 1,324 sqft | S$472 | 13 TO 15 | 68 yr 5 mo |
| Mar 2013 | 5 ROOM | S$600,500 | 1,324 sqft | S$454 | 04 TO 06 | 68 yr 10 mo |
| Jul 2011 | 5 ROOM | S$550,000 | 1,324 sqft | S$415 | 07 TO 09 | 70 yr 6 mo |
| Nov 2010 | 5 ROOM | S$464,000 | 1,324 sqft | S$350 | 10 TO 12 | 71 yr 2 mo |
| Jun 2010 | 5 ROOM | S$430,000 | 1,324 sqft | S$325 | 16 TO 18 | 71 yr 7 mo |
| Jun 2010 | 5 ROOM | S$420,000 | 1,324 sqft | S$317 | 13 TO 15 | 71 yr 7 mo |
| Apr 2010 | 5 ROOM | S$448,800 | 1,324 sqft | S$339 | 16 TO 18 | 71 yr 9 mo |
| Jan 2010 | 5 ROOM | S$370,000 | 1,324 sqft | S$279 | 04 TO 06 | 72 yrs |
| Dec 2009 | 5 ROOM | S$390,000 | 1,324 sqft | S$295 | 10 TO 12 | 72 yr 1 mo |
| Jun 2009 | 5 ROOM | S$400,000 | 1,324 sqft | S$302 | 04 TO 06 | 72 yr 7 mo |
| Jun 2009 | 5 ROOM | S$378,000 | 1,324 sqft | S$286 | 07 TO 09 | 72 yr 7 mo |
| Mar 2009 | 5 ROOM | S$400,000 | 1,324 sqft | S$302 | 10 TO 12 | 72 yr 10 mo |
| May 2008 | 5 ROOM | S$390,000 | 1,324 sqft | S$295 | 01 TO 03 | 73 yr 8 mo |
| Apr 2008 | 5 ROOM | S$340,000 | 1,324 sqft | S$257 | 07 TO 09 | 73 yr 9 mo |
| Feb 2008 | 5 ROOM | S$400,000 | 1,324 sqft | S$302 | 19 TO 21 | 73 yr 11 mo |
| Feb 2008 | 5 ROOM | S$358,800 | 1,324 sqft | S$271 | 07 TO 09 | 73 yr 11 mo |
Showing the 40 most recent of 111 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 19 Joo Seng Rd
S$635
+8.2%1 sales5.3% yield
Blk 10 Joo Seng Rd
S$578
—1 sales6.2% yield
Blk 15 Joo Seng Rd
S$621
+15.1%2 sales6.8% yield
Blk 21 Joo Seng Rd
S$624
0.0%1 sales4.5% yield
Blk 3 Upp Aljunied Lane
S$570
+2.9%1 sales9.7% yield
Blk 17 Joo Seng Rd
S$585
+8.2%1 sales7.1% yield
Blk 9 Joo Seng Rd
S$917
+4.3%6 sales5.3% yield
Blk 16 Joo Seng Rd
S$591
+1.1%2 sales5.7% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.