Blk 28 New Upp Changi Rd
NEW UPP CHANGI RD · BEDOK · Singapore 460028 · D16
Median PSF · 12m
S$557
Median price · 12m
S$389K
Latest sale
S$380K
Oct 2026
1-year change
-10.7%
Sales · 12m
8
317 all time
Gross yield
8.62%
6 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
- +20.1%
- Annualised
- +5.0%
- Transactions
- 48
- 1 year
- -10.7%
- 3 years p.a.
- +3.1%
- 5 years p.a.
- +4.3%
- Median size
- 700 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 28 New Upp Changi Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$557 | S$569 | -2.0% |
| Median price | S$389K | S$538K | -27.7% |
| Gross rental yield | 8.62% | 7.05% | +1.6 pts |
| 1-year price change | -10.7% | -2.0% | -8.6 pts |
This development trades broadly in line with the D16 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,800
Contracts · 12m
6
Implied annual rent
S$34K
Gross yield
8.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 6 | S$2,800 |
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.
- Rental yieldweight 20%95
Gross yield against every other development in its segment.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%59
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%46
How its median price per square foot compares with its own district.
- Price momentumweight 18%37
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%27
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bedok MRT at 620 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
- Bedok MRT620 m
- Tanah Merah MRT1.3 km
- Tanah Merah Interchange MRT1.4 km
- Bayshore MRT1.4 km
Schools within 2 km
- Bedok Green Primary Schoolprimary320 m
- Fengshan Primary Schoolprimary770 m
- Bedok View Secondary Schoolsecondary (s1-s5)1.0 km
- Anglican High Schoolsecondary (s1-s4)1.0 km
- Red Swastika Schoolprimary1.1 km
- Yu Neng Primary Schoolprimary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units1.3 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 10 TO 12 | 49 yr 8 mo |
| Oct 2026 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 10 TO 12 | 49 yr 8 mo |
| Oct 2026 | 3 ROOM | S$388,000 | 700 sqft | S$555 | 01 TO 03 | 49 yr 8 mo |
| Oct 2026 | 3 ROOM | S$388,000 | 700 sqft | S$555 | 01 TO 03 | 49 yr 8 mo |
| Oct 2026 | 3 ROOM | S$380,000 | 700 sqft | S$543 | 07 TO 09 | 49 yr 8 mo |
| Oct 2026 | 3 ROOM | S$380,000 | 700 sqft | S$543 | 07 TO 09 | 49 yr 8 mo |
| May 2026 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 07 TO 09 | 50 yr 1 mo |
| May 2026 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 07 TO 09 | 50 yr 1 mo |
| Sep 2025 | 3 ROOM | S$435,000 | 700 sqft | S$622 | 13 TO 15 | 50 yr 9 mo |
| Sep 2025 | 3 ROOM | S$435,000 | 700 sqft | S$622 | 13 TO 15 | 50 yr 9 mo |
| Mar 2025 | 3 ROOM | S$438,000 | 700 sqft | S$626 | 10 TO 12 | 51 yr 3 mo |
| Mar 2025 | 3 ROOM | S$438,000 | 700 sqft | S$626 | 10 TO 12 | 51 yr 3 mo |
| Feb 2025 | 3 ROOM | S$440,000 | 700 sqft | S$629 | 13 TO 15 | 51 yr 4 mo |
| Feb 2025 | 3 ROOM | S$440,000 | 700 sqft | S$629 | 13 TO 15 | 51 yr 4 mo |
| Jan 2025 | 3 ROOM | S$418,000 | 700 sqft | S$597 | 10 TO 12 | 51 yr 6 mo |
| Jan 2025 | 3 ROOM | S$418,000 | 700 sqft | S$597 | 10 TO 12 | 51 yr 6 mo |
| Nov 2024 | 3 ROOM | S$380,000 | 700 sqft | S$543 | 01 TO 03 | 51 yr 8 mo |
| Nov 2024 | 3 ROOM | S$380,000 | 700 sqft | S$543 | 01 TO 03 | 51 yr 8 mo |
| Sep 2024 | 3 ROOM | S$405,000 | 700 sqft | S$579 | 04 TO 06 | 51 yr 9 mo |
| Sep 2024 | 3 ROOM | S$405,000 | 700 sqft | S$579 | 04 TO 06 | 51 yr 9 mo |
| Sep 2024 | 3 ROOM | S$385,000 | 700 sqft | S$550 | 04 TO 06 | 51 yr 9 mo |
| Sep 2024 | 3 ROOM | S$385,000 | 700 sqft | S$550 | 04 TO 06 | 51 yr 9 mo |
| Jun 2024 | 3 ROOM | S$421,000 | 700 sqft | S$602 | 13 TO 15 | 52 yrs |
| Jun 2024 | 3 ROOM | S$421,000 | 700 sqft | S$602 | 13 TO 15 | 52 yrs |
| Sep 2023 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 04 TO 06 | 52 yr 8 mo |
| Sep 2023 | 3 ROOM | S$390,000 | 700 sqft | S$557 | 04 TO 06 | 52 yr 8 mo |
| Jun 2023 | 3 ROOM | S$395,000 | 700 sqft | S$565 | 04 TO 06 | 53 yrs |
| Jun 2023 | 3 ROOM | S$395,000 | 700 sqft | S$565 | 04 TO 06 | 53 yrs |
| May 2023 | 3 ROOM | S$355,888 | 700 sqft | S$509 | 07 TO 09 | 53 yr 1 mo |
| May 2023 | 3 ROOM | S$355,888 | 700 sqft | S$509 | 07 TO 09 | 53 yr 1 mo |
| May 2023 | 3 ROOM | S$348,000 | 700 sqft | S$497 | 04 TO 06 | 53 yrs |
| May 2023 | 3 ROOM | S$348,000 | 700 sqft | S$497 | 04 TO 06 | 53 yrs |
| Jan 2023 | 3 ROOM | S$325,000 | 700 sqft | S$465 | 04 TO 06 | 53 yr 4 mo |
| Jan 2023 | 3 ROOM | S$325,000 | 700 sqft | S$465 | 04 TO 06 | 53 yr 4 mo |
| Jan 2023 | 3 ROOM | S$300,000 | 700 sqft | S$429 | 01 TO 03 | 53 yr 5 mo |
| Jan 2023 | 3 ROOM | S$300,000 | 700 sqft | S$429 | 01 TO 03 | 53 yr 5 mo |
| Nov 2022 | 3 ROOM | S$420,000 | 818 sqft | S$513 | 10 TO 12 | 53 yr 6 mo |
| Nov 2022 | 3 ROOM | S$420,000 | 818 sqft | S$513 | 10 TO 12 | 53 yr 6 mo |
| Sep 2022 | 3 ROOM | S$341,888 | 700 sqft | S$489 | 13 TO 15 | 53 yr 8 mo |
| Sep 2022 | 3 ROOM | S$341,888 | 700 sqft | S$489 | 13 TO 15 | 53 yr 8 mo |
Showing the 40 most recent of 317 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 27 New Upp Changi Rd
S$569
-4.1%12 sales7.6% yield
Blk 7 Bedok Sth Ave 2
S$551
+1.8%4 sales8.3% yield
Blk 8 Bedok Sth Ave 2
S$527
+5.7%4 sales8.9% yield
Blk 29 New Upp Changi Rd
S$543
-4.8%4 sales8.4% yield
Blk 221B Bedok Ctrl
S$867
-1.5%2 sales5.0% yield
Blk 30 New Upp Changi Rd
S$536
-3.8%8 sales7.9% yield
Blk 6 Bedok Sth Ave 2
S$487
-15.4%2 sales8.3% yield
Blk 221C Bedok Ctrl
S$949
+3.3%2 sales4.7% 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.