Blk 12 Joo Seng Rd
JOO SENG RD · TOA PAYOH · Singapore 360012 · D13
Median PSF · 12m
S$597
Median price · 12m
S$848K
Latest sale
S$848K
Dec 2025
1-year change
+4.0%
Sales · 12m
1
71 all time
Gross yield
5.20%
no rental data
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
- +63.9%
- Annualised
- +32.6%
- Transactions
- 9
- 1 year
- +4.0%
- 3 years p.a.
- +8.7%
- 5 years p.a.
- +10.4%
- Median size
- 1,421 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 12 Joo Seng Rd | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$597 | S$961 | -37.9% |
| Median price | S$848K | S$819K | +3.6% |
| Gross rental yield | 5.20% | 6.31% | -1.1 pts |
| 1-year price change | +4.0% | +10.4% | -6.4 pts |
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.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
59/100
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%95
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%20
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bartley MRT at 780 m.
- Rental yieldweight 20%17
Gross yield against every other development in its segment.
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
- Bartley MRT780 m
- Woodleigh MRT1.0 km
- Tai Seng MRT1.0 km
- Mattar MRT1.1 km
Schools within 2 km
- Cedar Primary Schoolprimary370 m
- Cedar Girls' Secondary Schoolsecondary (s1-s4)600 m
- Bartley Secondary Schoolsecondary (s1-s5)630 m
- Maris Stella High Schoolmixed level (p1-s4)630 m
- Canossa Catholic Primary Schoolprimary1.0 km
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)1.2 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 |
|---|---|---|---|---|---|---|
| Dec 2025 | 5 ROOM | S$848,000 | 1,421 sqft | S$597 | 10 TO 12 | 57 yr 7 mo |
| Jul 2025 | 5 ROOM | S$815,000 | 1,421 sqft | S$574 | 07 TO 09 | 58 yrs |
| May 2023 | 5 ROOM | S$660,000 | 1,421 sqft | S$465 | 04 TO 06 | 60 yr 2 mo |
| Sep 2022 | 5 ROOM | S$737,000 | 1,421 sqft | S$519 | 13 TO 15 | 60 yr 10 mo |
| Jul 2022 | 5 ROOM | S$665,000 | 1,421 sqft | S$468 | 16 TO 18 | 61 yrs |
| Jul 2022 | 5 ROOM | S$625,000 | 1,421 sqft | S$440 | 04 TO 06 | 61 yrs |
| Jun 2022 | 5 ROOM | S$770,000 | 1,421 sqft | S$542 | 19 TO 21 | 61 yrs |
| Feb 2022 | 5 ROOM | S$680,000 | 1,421 sqft | S$479 | 13 TO 15 | 61 yr 4 mo |
| Nov 2020 | 4 ROOM | S$443,000 | 1,216 sqft | S$364 | 01 TO 03 | 62 yr 7 mo |
| Jul 2020 | 5 ROOM | S$550,000 | 1,421 sqft | S$387 | 10 TO 12 | 62 yr 11 mo |
| Jun 2020 | 4 ROOM | S$495,000 | 1,216 sqft | S$407 | 04 TO 06 | 63 yr 1 mo |
| Mar 2019 | 5 ROOM | S$539,000 | 1,421 sqft | S$379 | 04 TO 06 | 64 yr 4 mo |
| Feb 2018 | 5 ROOM | S$620,000 | 1,421 sqft | S$436 | 10 TO 12 | 65 yr 4 mo |
| Nov 2017 | 5 ROOM | S$622,000 | 1,421 sqft | S$438 | 13 TO 15 | 65 yr 7 mo |
| Mar 2017 | 4 ROOM | S$475,000 | 1,109 sqft | S$428 | 04 TO 06 | 66 yr 3 mo |
| May 2016 | 5 ROOM | S$593,000 | 1,421 sqft | S$417 | 10 TO 12 | 67 yrs |
| Jun 2015 | 5 ROOM | S$560,000 | 1,421 sqft | S$394 | 01 TO 03 | 68 yrs |
| Jan 2014 | 5 ROOM | S$637,000 | 1,421 sqft | S$448 | 19 TO 21 | 69 yrs |
| Dec 2012 | 4 ROOM | S$473,000 | 1,216 sqft | S$389 | 13 TO 15 | 70 yr 1 mo |
| Jun 2010 | 5 ROOM | S$455,000 | 1,421 sqft | S$320 | 04 TO 06 | 72 yr 7 mo |
| Oct 2009 | 5 ROOM | S$446,000 | 1,421 sqft | S$314 | 19 TO 21 | 73 yr 3 mo |
| Mar 2009 | 4 ROOM | S$315,000 | 1,216 sqft | S$259 | 01 TO 03 | 73 yr 10 mo |
| Apr 2008 | 5 ROOM | S$360,000 | 1,421 sqft | S$253 | 01 TO 03 | 74 yr 9 mo |
| Oct 2007 | 4 ROOM | S$235,000 | 1,109 sqft | S$212 | 04 TO 06 | 75 yr 3 mo |
| Aug 2007 | 4 ROOM | S$262,000 | 1,109 sqft | S$236 | 07 TO 09 | 75 yr 5 mo |
| Apr 2007 | 5 ROOM | S$321,000 | 1,421 sqft | S$226 | 16 TO 18 | 75 yr 9 mo |
| Nov 2006 | 5 ROOM | S$308,000 | 1,421 sqft | S$217 | 13 TO 15 | 76 yr 2 mo |
| Aug 2005 | 5 ROOM | S$304,000 | 1,421 sqft | S$214 | 19 TO 21 | 77 yr 5 mo |
| Aug 2005 | 4 ROOM | S$235,000 | 1,216 sqft | S$193 | 07 TO 09 | 77 yr 5 mo |
| Aug 2004 | 5 ROOM | S$292,000 | 1,421 sqft | S$206 | 07 TO 09 | 78 yr 5 mo |
| Oct 2002 | 5 ROOM | S$327,000 | 1,421 sqft | S$230 | 13 TO 15 | 80 yr 3 mo |
| Jul 2002 | 5 ROOM | S$328,000 | 1,421 sqft | S$231 | 16 TO 18 | 80 yr 6 mo |
| Jul 2002 | 5 ROOM | S$317,000 | 1,421 sqft | S$223 | 01 TO 03 | 80 yr 6 mo |
| May 2001 | 5 ROOM | S$370,000 | 1,421 sqft | S$260 | 13 TO 15 | 81 yr 8 mo |
| Nov 2000 | 5 ROOM | S$380,000 | 1,421 sqft | S$267 | 16 TO 18 | 82 yr 2 mo |
| Aug 1999 | 5 ROOM | S$390,000 | 1,421 sqft | S$274 | 04 TO 06 | 83 yr 5 mo |
| Jun 1999 | 5 ROOM | S$343,000 | 1,421 sqft | S$241 | 04 TO 06 | 83 yr 7 mo |
| Nov 1998 | 5 ROOM | S$395,000 | 1,421 sqft | S$278 | 10 TO 12 | 84 yr 2 mo |
| Oct 1998 | 5 ROOM | S$368,000 | 1,421 sqft | S$259 | 10 TO 12 | 84 yr 3 mo |
| Oct 1998 | 4 ROOM | S$292,000 | 1,216 sqft | S$240 | 16 TO 18 | 84 yr 3 mo |
Showing the 40 most recent of 71 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 13 Joo Seng Rd
S$575
—1 sales6.1% yield
Blk 8 Joo Seng Rd
S$636
—1 sales5.0% yield
Blk 9 Joo Seng Rd
S$917
+4.3%6 sales5.3% yield
Blk 7 Upp Aljunied Lane
S$913
+5.4%7 sales5.4% yield
Blk 15 Joo Seng Rd
S$621
+15.1%2 sales6.8% yield
Blk 16 Joo Seng Rd
S$591
+1.1%2 sales5.7% yield
Blk 10 Joo Seng Rd
S$578
—1 sales6.2% yield
Blk 2 Upp Aljunied Lane
S$505
-8.8%4 sales9.8% 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.