Blk 16 Joo Seng Rd
JOO SENG RD · TOA PAYOH · Singapore 360016 · D13
Median PSF · 12m
S$591
Median price · 12m
S$839K
Latest sale
S$859K
Mar 2026
1-year change
+1.1%
Sales · 12m
2
91 all time
Gross yield
5.71%
1 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
- +60.5%
- Annualised
- +17.1%
- Transactions
- 14
- 1 year
- +1.1%
- 3 years p.a.
- +4.2%
- 5 years p.a.
- +9.4%
- 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 16 Joo Seng Rd | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$591 | S$961 | -38.5% |
| Median price | S$839K | S$819K | +2.5% |
| Gross rental yield | 5.71% | 6.31% | -0.6 pts |
| 1-year price change | +1.1% | +10.4% | -9.3 pts |
This development trades about 39% 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$4,000
Contracts · 12m
1
Implied annual rent
S$48K
Gross yield
5.71%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$4,000 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
57/100
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%51
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%31
Gross yield against every other development in its segment.
- Locationweight 15%24
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bartley MRT at 720 m.
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 MRT720 m
- Tai Seng MRT860 m
- Woodleigh MRT1.1 km
- Mattar MRT1.1 km
Schools within 2 km
- Bartley Secondary Schoolsecondary (s1-s5)470 m
- Cedar Primary Schoolprimary530 m
- Maris Stella High Schoolmixed level (p1-s4)610 m
- Cedar Girls' Secondary Schoolsecondary (s1-s4)770 m
- Canossa Catholic Primary Schoolprimary1.1 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | S$858,888 | 1,421 sqft | S$604 | 16 TO 18 | 56 yr 10 mo |
| Nov 2025 | 5 ROOM | S$820,000 | 1,421 sqft | S$577 | 10 TO 12 | 57 yr 3 mo |
| Aug 2025 | 5 ROOM | S$838,000 | 1,421 sqft | S$590 | 04 TO 06 | 57 yr 6 mo |
| Apr 2025 | 5 ROOM | S$830,000 | 1,421 sqft | S$584 | 16 TO 18 | 57 yr 10 mo |
| Jan 2025 | 5 ROOM | S$800,000 | 1,421 sqft | S$563 | 16 TO 18 | 58 yr 1 mo |
| Jul 2024 | 5 ROOM | S$770,000 | 1,421 sqft | S$542 | 10 TO 12 | 58 yr 7 mo |
| Mar 2024 | 5 ROOM | S$750,000 | 1,421 sqft | S$528 | 04 TO 06 | 58 yr 10 mo |
| Nov 2023 | 5 ROOM | S$720,000 | 1,421 sqft | S$507 | 04 TO 06 | 59 yr 2 mo |
| Jun 2023 | 5 ROOM | S$760,000 | 1,421 sqft | S$535 | 07 TO 09 | 59 yr 8 mo |
| Apr 2023 | 5 ROOM | S$725,000 | 1,421 sqft | S$510 | 07 TO 09 | 59 yr 9 mo |
| Aug 2022 | 5 ROOM | S$690,000 | 1,421 sqft | S$486 | 13 TO 15 | 60 yr 6 mo |
| Jun 2021 | 5 ROOM | S$560,000 | 1,421 sqft | S$394 | 13 TO 15 | 61 yr 7 mo |
| Jun 2021 | 5 ROOM | S$530,000 | 1,421 sqft | S$373 | 04 TO 06 | 61 yr 8 mo |
| Jan 2021 | 5 ROOM | S$535,000 | 1,421 sqft | S$377 | 07 TO 09 | 62 yrs |
| Aug 2020 | 5 ROOM | S$545,000 | 1,421 sqft | S$384 | 16 TO 18 | 62 yr 5 mo |
| Jul 2020 | 5 ROOM | S$550,000 | 1,421 sqft | S$387 | 13 TO 15 | 62 yr 7 mo |
| Jul 2020 | 4 ROOM | S$495,000 | 1,216 sqft | S$407 | 13 TO 15 | 62 yr 7 mo |
| Nov 2019 | 5 ROOM | S$550,000 | 1,421 sqft | S$387 | 16 TO 18 | 63 yr 2 mo |
| Apr 2018 | 5 ROOM | S$545,000 | 1,421 sqft | S$384 | 10 TO 12 | 64 yr 9 mo |
| Feb 2018 | 5 ROOM | S$585,000 | 1,421 sqft | S$412 | 07 TO 09 | 64 yr 11 mo |
| Feb 2016 | 5 ROOM | S$610,000 | 1,421 sqft | S$429 | 16 TO 18 | 66 yrs |
| Jul 2015 | 4 ROOM | S$365,000 | 1,109 sqft | S$329 | 01 TO 03 | 67 yrs |
| May 2013 | 5 ROOM | S$627,000 | 1,421 sqft | S$441 | 07 TO 09 | 69 yr 8 mo |
| Oct 2011 | 5 ROOM | S$565,000 | 1,421 sqft | S$398 | 13 TO 15 | 71 yr 3 mo |
| Nov 2010 | 5 ROOM | S$545,000 | 1,421 sqft | S$384 | 16 TO 18 | 72 yr 2 mo |
| Nov 2010 | 5 ROOM | S$465,000 | 1,421 sqft | S$327 | 04 TO 06 | 72 yr 2 mo |
| Sep 2010 | 5 ROOM | S$528,000 | 1,421 sqft | S$372 | 07 TO 09 | 72 yr 4 mo |
| Jul 2010 | 5 ROOM | S$562,500 | 1,421 sqft | S$396 | 16 TO 18 | 72 yr 6 mo |
| Jun 2010 | 5 ROOM | S$472,000 | 1,421 sqft | S$332 | 04 TO 06 | 72 yr 7 mo |
| Oct 2009 | 5 ROOM | S$415,000 | 1,421 sqft | S$292 | 10 TO 12 | 73 yr 3 mo |
| Aug 2009 | 5 ROOM | S$455,000 | 1,421 sqft | S$320 | 16 TO 18 | 73 yr 5 mo |
| Jul 2009 | 5 ROOM | S$428,000 | 1,421 sqft | S$301 | 07 TO 09 | 73 yr 6 mo |
| May 2009 | 4 ROOM | S$323,000 | 1,216 sqft | S$266 | 16 TO 18 | 73 yr 8 mo |
| Jan 2009 | 5 ROOM | S$443,000 | 1,421 sqft | S$312 | 16 TO 18 | 74 yrs |
| Oct 2008 | 4 ROOM | S$330,000 | 1,216 sqft | S$271 | 10 TO 12 | 74 yr 3 mo |
| Sep 2007 | 5 ROOM | S$340,000 | 1,421 sqft | S$239 | 07 TO 09 | 75 yr 4 mo |
| Dec 2006 | 4 ROOM | S$240,000 | 1,216 sqft | S$197 | 13 TO 15 | 76 yr 1 mo |
| Oct 2006 | 5 ROOM | S$315,000 | 1,421 sqft | S$222 | 10 TO 12 | 76 yr 3 mo |
| May 2006 | 5 ROOM | S$308,000 | 1,421 sqft | S$217 | 16 TO 18 | 76 yr 8 mo |
| Jul 2003 | 5 ROOM | S$315,000 | 1,421 sqft | S$222 | 16 TO 18 | 79 yr 6 mo |
Showing the 40 most recent of 91 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 18 Joo Seng Rd
S$532
-6.5%1 sales6.7% yield
Blk 15 Joo Seng Rd
S$621
+15.1%2 sales6.8% yield
Blk 17 Joo Seng Rd
S$585
+8.2%1 sales7.1% yield
Blk 13 Joo Seng Rd
S$575
—1 sales6.1% yield
Blk 11 Joo Seng Rd
S$594
—1 sales5.7% yield
Blk 12 Joo Seng Rd
S$597
+4.0%1 sales5.2% yield
Blk 10 Joo Seng Rd
S$578
—1 sales6.2% yield
Blk 9 Joo Seng Rd
S$917
+4.3%6 sales5.3% 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.