Blk 28 Jln Bahagia
JLN BAHAGIA · KALLANG/WHAMPOA · Singapore 320028 · D12
Median PSF · 12m
S$510
Median price · 12m
S$308K
Latest sale
S$295K
Jul 2026
1-year change
-0.8%
Sales · 12m
4
182 all time
Gross yield
10.65%
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
- +24.1%
- Annualised
- +9.0%
- Transactions
- 32
- 1 year
- -0.8%
- 3 years p.a.
- +2.7%
- 5 years p.a.
- +4.7%
- Median size
- 603 sqft
Against the neighbourhood
How it compares within D12
Balestier, Toa Payoh, Serangoon. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 28 Jln Bahagia | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$510 | S$646 | -21.0% |
| Median price | S$308K | S$680K | -54.8% |
| Gross rental yield | 10.65% | 6.68% | +4.0 pts |
| 1-year price change | -0.8% | -4.1% | +3.3 pts |
This development trades about 21% below the D12 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,050
Contracts · 12m
4
Implied annual rent
S$37K
Gross yield
10.65%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 4 | S$3,050 |
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
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.
- Rental yieldweight 20%100
Gross yield against every other development in its segment.
- Valuationweight 22%95
How its median price per square foot compares with its own district.
- Supply riskweight 10%63
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%33
Distance to the nearest rail station, plus schools within 1 km. Nearest is Boon Keng MRT at 800 m.
- Price momentumweight 18%31
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Boon Keng MRT800 m
- Potong Pasir MRT1.3 km
- Bendemeer MRT1.4 km
- Toa Payoh MRT1.5 km
Schools within 2 km
- Bendemeer Secondary Schoolsecondary (s1-s5)270 m
- Hong Wen Schoolprimary470 m
- Northlight Schoolsecondary (s1-s4)820 m
- Bendemeer Primary Schoolprimary860 m
- St Andrew'S School (Junior)primary940 m
- St Andrew'S Junior Collegejunior college1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.8 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 01 TO 03 | 43 yr 7 mo |
| Jul 2026 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 01 TO 03 | 43 yr 7 mo |
| Nov 2025 | 3 ROOM | S$320,000 | 603 sqft | S$531 | 07 TO 09 | 44 yr 3 mo |
| Nov 2025 | 3 ROOM | S$320,000 | 603 sqft | S$531 | 07 TO 09 | 44 yr 3 mo |
| Jul 2025 | 3 ROOM | S$310,000 | 603 sqft | S$514 | 01 TO 03 | 44 yr 6 mo |
| Jul 2025 | 3 ROOM | S$310,000 | 603 sqft | S$514 | 01 TO 03 | 44 yr 6 mo |
| Jul 2024 | 3 ROOM | S$325,000 | 603 sqft | S$539 | 07 TO 09 | 45 yr 7 mo |
| Jul 2024 | 3 ROOM | S$325,000 | 603 sqft | S$539 | 07 TO 09 | 45 yr 7 mo |
| Jul 2024 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 07 TO 09 | 45 yr 7 mo |
| Jul 2024 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 07 TO 09 | 45 yr 7 mo |
| Jul 2024 | 3 ROOM | S$280,000 | 603 sqft | S$465 | 01 TO 03 | 45 yr 6 mo |
| Jul 2024 | 3 ROOM | S$280,000 | 603 sqft | S$465 | 01 TO 03 | 45 yr 6 mo |
| May 2024 | 3 ROOM | S$284,000 | 603 sqft | S$471 | 07 TO 09 | 45 yr 9 mo |
| May 2024 | 3 ROOM | S$284,000 | 603 sqft | S$471 | 07 TO 09 | 45 yr 9 mo |
| Jun 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 10 TO 12 | 46 yr 7 mo |
| Jun 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 10 TO 12 | 46 yr 7 mo |
| May 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 01 TO 03 | 46 yr 9 mo |
| May 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 01 TO 03 | 46 yr 9 mo |
| Apr 2023 | 3 ROOM | S$270,000 | 603 sqft | S$448 | 07 TO 09 | 46 yr 10 mo |
| Apr 2023 | 3 ROOM | S$270,000 | 603 sqft | S$448 | 07 TO 09 | 46 yr 10 mo |
| Mar 2023 | 3 ROOM | S$277,000 | 603 sqft | S$460 | 07 TO 09 | 46 yr 11 mo |
| Mar 2023 | 3 ROOM | S$277,000 | 603 sqft | S$460 | 07 TO 09 | 46 yr 11 mo |
| Jun 2022 | 3 ROOM | S$259,000 | 603 sqft | S$430 | 07 TO 09 | 47 yr 8 mo |
| Jun 2022 | 3 ROOM | S$259,000 | 603 sqft | S$430 | 07 TO 09 | 47 yr 8 mo |
| Apr 2022 | 3 ROOM | S$250,000 | 603 sqft | S$415 | 10 TO 12 | 47 yr 9 mo |
| Apr 2022 | 3 ROOM | S$250,000 | 603 sqft | S$415 | 10 TO 12 | 47 yr 9 mo |
| Mar 2022 | 3 ROOM | S$255,000 | 570 sqft | S$447 | 01 TO 03 | 47 yr 11 mo |
| Mar 2022 | 3 ROOM | S$255,000 | 570 sqft | S$447 | 01 TO 03 | 47 yr 11 mo |
| Mar 2022 | 3 ROOM | S$228,888 | 603 sqft | S$380 | 01 TO 03 | 47 yr 10 mo |
| Mar 2022 | 3 ROOM | S$228,888 | 603 sqft | S$380 | 01 TO 03 | 47 yr 10 mo |
| Dec 2021 | 3 ROOM | S$225,000 | 603 sqft | S$373 | 07 TO 09 | 48 yr 2 mo |
| Oct 2021 | 3 ROOM | S$237,000 | 570 sqft | S$415 | 01 TO 03 | 48 yr 4 mo |
| Jan 2021 | 3 ROOM | S$238,000 | 603 sqft | S$395 | 07 TO 09 | 49 yr 1 mo |
| Jun 2020 | 3 ROOM | S$205,000 | 603 sqft | S$340 | 04 TO 06 | 49 yr 9 mo |
| Jan 2020 | 3 ROOM | S$215,000 | 603 sqft | S$357 | 07 TO 09 | 50 yrs |
| Jan 2020 | 3 ROOM | S$198,000 | 603 sqft | S$328 | 10 TO 12 | 50 yrs |
| Dec 2019 | 3 ROOM | S$210,000 | 603 sqft | S$348 | 01 TO 03 | 50 yr 1 mo |
| Oct 2019 | 3 ROOM | S$210,000 | 603 sqft | S$348 | 04 TO 06 | 50 yr 4 mo |
| Aug 2019 | 3 ROOM | S$185,000 | 603 sqft | S$307 | 10 TO 12 | 50 yr 5 mo |
| Apr 2019 | 3 ROOM | S$215,000 | 603 sqft | S$357 | 04 TO 06 | 50 yr 9 mo |
Showing the 40 most recent of 182 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 27 Jln Bahagia
S$498
-2.2%2 sales10.7% yield
Blk 29 Jln Bahagia
S$586
+0.7%4 sales6.7% yield
Blk 30 Jln Bahagia
S$575
-8.0%2 sales6.3% yield
Blk 32 Jln Bahagia
S$468
-7.5%6 sales10.8% yield
Blk 33 Jln Bahagia
S$494
-7.0%4 sales10.1% yield
Blk 114 Whampoa Rd
S$626
+7.6%2 sales5.2% yield
Blk 75 Whampoa Dr
S$493
-2.2%2 sales9.4% yield
Blk 74 Whampoa Dr
S$535
-2.6%12 sales9.4% 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.