Blk 22 Tiong Bahru Rd
TIONG BAHRU RD · BUKIT MERAH · Singapore 165022 · D03
Median PSF · 12m
S$739
Median price · 12m
S$700K
Latest sale
S$700K
Nov 2025
1-year change
—
Sales · 12m
1
25 all time
Gross yield
7.71%
2 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
- +17.1%
- Annualised
- +13.4%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- +3.2%
- Median size
- 947 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 22 Tiong Bahru Rd | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$739 | S$961 | -23.1% |
| Median price | S$700K | S$880K | -20.5% |
| Gross rental yield | 7.71% | 6.34% | +1.4 pts |
| 1-year price change | — | +8.0% | — |
This development trades about 23% below the D03 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$4,500
Contracts · 12m
2
Implied annual rent
S$54K
Gross yield
7.71%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$4,500 |
Investment analysis
Investment score 64 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
64/100
82% 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.
- Valuationweight 22%96
How its median price per square foot compares with its own district.
- Rental yieldweight 20%86
Gross yield against every other development in its segment.
- Locationweight 15%47
Distance to the nearest rail station, plus schools within 1 km. Nearest is Havelock MRT at 380 m.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score price momentum.
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
- Havelock MRT380 m
- Tiong Bahru MRT500 m
- Great World MRT1.0 km
- Outram Park MRT1.0 km
Schools within 2 km
- Zhangde Primary Schoolprimary660 m
- Gan Eng Seng Schoolsecondary (s1-s5)1.0 km
- Alexandra Primary Schoolprimary1.0 km
- River Valley Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.8 km
- Gan Eng Seng Primary Schoolprimary1.8 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units410 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units410 m
- Residential apartmentsHPL Properties Pte Ltd304 units410 m
- THE AVENIRCarmel Development Pte Ltd376 units1.1 km
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.2 km
- ASPEN LINQOptimus Hill Pte Ltd18 units1.4 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Nov 2025 | 3 ROOM | S$700,000 | 947 sqft | S$739 | 01 TO 03 | 46 yr 3 mo |
| Jul 2024 | 3 ROOM | S$732,000 | 947 sqft | S$773 | 01 TO 03 | 47 yr 7 mo |
| Apr 2022 | 3 ROOM | S$605,000 | 947 sqft | S$639 | 01 TO 03 | 49 yr 10 mo |
| Feb 2022 | 3 ROOM | S$618,000 | 947 sqft | S$652 | 01 TO 03 | 50 yrs |
| May 2021 | 3 ROOM | S$605,888 | 947 sqft | S$640 | 01 TO 03 | 50 yr 8 mo |
| Apr 2021 | 3 ROOM | S$590,000 | 947 sqft | S$623 | 04 TO 06 | 50 yr 9 mo |
| Aug 2020 | 3 ROOM | S$540,000 | 807 sqft | S$669 | 01 TO 03 | 51 yr 5 mo |
| Oct 2017 | 3 ROOM | S$580,000 | 947 sqft | S$612 | 01 TO 03 | 54 yr 3 mo |
| Jul 2016 | 3 ROOM | S$600,000 | 807 sqft | S$743 | 01 TO 03 | 55 yrs |
| Feb 2015 | 3 ROOM | S$650,000 | 947 sqft | S$686 | 04 TO 06 | 56 yrs |
| Aug 2014 | 3 ROOM | S$648,000 | 947 sqft | S$684 | 04 TO 06 | 57 yr 5 mo |
| Sep 2013 | 3 ROOM | S$690,000 | 807 sqft | S$855 | 01 TO 03 | 58 yr 4 mo |
| Mar 2010 | 3 ROOM | S$412,000 | 807 sqft | S$510 | 01 TO 03 | 61 yr 10 mo |
| Apr 2009 | 3 ROOM | S$412,000 | 947 sqft | S$435 | 04 TO 06 | 62 yr 9 mo |
| Feb 2009 | 3 ROOM | S$415,000 | 947 sqft | S$438 | 04 TO 06 | 62 yr 11 mo |
| Mar 2007 | 3 ROOM | S$284,000 | 947 sqft | S$300 | 01 TO 03 | 64 yr 10 mo |
| Mar 2005 | 3 ROOM | S$239,000 | 947 sqft | S$252 | 04 TO 06 | 66 yr 10 mo |
| Oct 2004 | 3 ROOM | S$240,000 | 947 sqft | S$253 | 04 TO 06 | 67 yr 3 mo |
| Jul 2003 | 3 ROOM | S$295,000 | 947 sqft | S$311 | 01 TO 03 | 68 yr 6 mo |
| Jan 2002 | 3 ROOM | S$255,000 | 947 sqft | S$269 | 04 TO 06 | 70 yrs |
| Aug 2000 | 3 ROOM | S$260,000 | 947 sqft | S$274 | 01 TO 03 | 71 yr 5 mo |
| Apr 2000 | 3 ROOM | S$220,000 | 807 sqft | S$273 | 01 TO 03 | 71 yr 9 mo |
| Mar 2000 | 3 ROOM | S$229,800 | 947 sqft | S$243 | 04 TO 06 | 71 yr 10 mo |
| Sep 1998 | 3 ROOM | S$230,000 | 947 sqft | S$243 | 04 TO 06 | 73 yr 4 mo |
| Aug 1997 | 3 ROOM | S$310,000 | 947 sqft | S$327 | 01 TO 03 | 74 yr 5 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 26 Tiong Bahru Rd
S$929
—1 sales6.6% yield
Blk 35 Lim Liak St
S$878
+0.8%1 sales7.0% yield
Blk 27 Lim Liak St
S$941
—1 sales7.1% yield
Blk 4B Boon Tiong Rd
S$918
-8.5%3 sales4.8% yield
Blk 6A Boon Tiong Rd
S$971
+1.5%3 sales4.8% yield
Blk 43 Moh Guan Ter
S$839
—1 sales7.9% yield
Blk 6B Boon Tiong Rd
S$1,049
+7.0%6 sales4.6% yield
Blk 4A Boon Tiong Rd
S$1,000
-1.8%3 sales4.4% 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.