Blk 28 Telok Blangah Rise
TELOK BLANGAH RISE · BUKIT MERAH · Singapore 090028 · D04
Median PSF · 12m
S$471
Median price · 12m
S$355K
Latest sale
S$350K
Oct 2026
1-year change
-10.0%
Sales · 12m
4
173 all time
Gross yield
8.81%
9 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
- -6.3%
- Annualised
- -2.9%
- Transactions
- 24
- 1 year
- -10.0%
- 3 years p.a.
- -3.9%
- 5 years p.a.
- +1.3%
- Median size
- 753 sqft
Against the neighbourhood
How it compares within D04
Telok Blangah, Harbourfront, Sentosa. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 28 Telok Blangah Rise | D04 median | Difference |
|---|---|---|---|
| Median PSF | S$471 | S$663 | -28.9% |
| Median price | S$355K | S$715K | -50.3% |
| Gross rental yield | 8.81% | 6.69% | +2.1 pts |
| 1-year price change | -10.0% | -2.4% | -7.6 pts |
This development trades about 29% below the D04 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,800
Contracts · 12m
9
Implied annual rent
S$34K
Gross yield
8.81%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 9 | S$2,800 |
Investment analysis
Investment score 58 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
58/100
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.
- Valuationweight 22%97
How its median price per square foot compares with its own district.
- Rental yieldweight 20%96
Gross yield against every other development in its segment.
- Supply riskweight 10%93
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%6
Distance to the nearest rail station, plus schools within 1 km. Nearest is Harbourfront MRT at 1.0 km.
- Price momentumweight 18%3
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
- Harbourfront MRT1.0 km
- Harbourfront Interchange MRT1.0 km
- Cc30 MRT1.1 km
- Keppel MRT1.1 km
Schools within 2 km
- Zhangde Primary Schoolprimary1.3 km
- Blangah Rise Primary Schoolprimary1.4 km
- Gan Eng Seng Primary Schoolprimary1.4 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)1.5 km
- Gan Eng Seng Schoolsecondary (s1-s5)1.7 km
- Alexandra Primary Schoolprimary2.0 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 units1.4 km
- Residential apartmentsChuan Grove Pte Ltd1,056 units1.4 km
- Residential apartmentsHPL Properties Pte Ltd304 units1.4 km
- Residential apartmentsNovaterra Residential Pte Ltd · TOP 2030515 units1.4 km
- Residential apartmentsWee Hur Thomson Residential Pte Ltd596 units1.4 km
- Residential apartmentsSim Lian JV (Holland 2) Pte Ltd264 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$350,000 | 753 sqft | S$465 | 04 TO 06 | 48 yr 8 mo |
| Oct 2026 | 3 ROOM | S$350,000 | 753 sqft | S$465 | 04 TO 06 | 48 yr 8 mo |
| Sep 2026 | 3 ROOM | S$360,000 | 753 sqft | S$478 | 13 TO 15 | 48 yr 9 mo |
| Sep 2026 | 3 ROOM | S$360,000 | 753 sqft | S$478 | 13 TO 15 | 48 yr 9 mo |
| Jun 2025 | 3 ROOM | S$388,888 | 753 sqft | S$516 | 01 TO 03 | 49 yr 11 mo |
| Jun 2025 | 3 ROOM | S$388,888 | 753 sqft | S$516 | 01 TO 03 | 49 yr 11 mo |
| Mar 2025 | 3 ROOM | S$400,000 | 753 sqft | S$531 | 04 TO 06 | 50 yr 3 mo |
| Mar 2025 | 3 ROOM | S$400,000 | 753 sqft | S$531 | 04 TO 06 | 50 yr 3 mo |
| Oct 2024 | 3 ROOM | S$365,000 | 635 sqft | S$575 | 07 TO 09 | 50 yr 9 mo |
| Oct 2024 | 3 ROOM | S$365,000 | 635 sqft | S$575 | 07 TO 09 | 50 yr 9 mo |
| Jul 2024 | 3 ROOM | S$412,000 | 753 sqft | S$547 | 07 TO 09 | 50 yr 11 mo |
| Jul 2024 | 3 ROOM | S$412,000 | 753 sqft | S$547 | 07 TO 09 | 50 yr 11 mo |
| Jul 2024 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 01 TO 03 | 50 yr 10 mo |
| Jul 2024 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 01 TO 03 | 50 yr 10 mo |
| Sep 2023 | 3 ROOM | S$400,000 | 753 sqft | S$531 | 10 TO 12 | 51 yr 8 mo |
| Sep 2023 | 3 ROOM | S$400,000 | 753 sqft | S$531 | 10 TO 12 | 51 yr 8 mo |
| Sep 2023 | 3 ROOM | S$380,000 | 753 sqft | S$504 | 07 TO 09 | 51 yr 10 mo |
| Sep 2023 | 3 ROOM | S$380,000 | 753 sqft | S$504 | 07 TO 09 | 51 yr 10 mo |
| Jul 2023 | 3 ROOM | S$420,000 | 753 sqft | S$557 | 10 TO 12 | 51 yr 11 mo |
| Jul 2023 | 3 ROOM | S$420,000 | 753 sqft | S$557 | 10 TO 12 | 51 yr 11 mo |
| Jun 2022 | 3 ROOM | S$345,000 | 753 sqft | S$458 | 01 TO 03 | 52 yr 11 mo |
| Jun 2022 | 3 ROOM | S$345,000 | 753 sqft | S$458 | 01 TO 03 | 52 yr 11 mo |
| Mar 2022 | 3 ROOM | S$315,000 | 635 sqft | S$496 | 04 TO 06 | 53 yr 3 mo |
| Mar 2022 | 3 ROOM | S$315,000 | 635 sqft | S$496 | 04 TO 06 | 53 yr 3 mo |
| Aug 2021 | 3 ROOM | S$318,000 | 635 sqft | S$501 | 07 TO 09 | 53 yr 10 mo |
| Jul 2021 | 3 ROOM | S$270,000 | 635 sqft | S$425 | 01 TO 03 | 53 yr 11 mo |
| Jan 2021 | 3 ROOM | S$238,000 | 753 sqft | S$316 | 01 TO 03 | 54 yr 4 mo |
| Nov 2020 | 3 ROOM | S$290,000 | 635 sqft | S$457 | 04 TO 06 | 54 yr 6 mo |
| Jun 2019 | 3 ROOM | S$218,000 | 635 sqft | S$343 | 04 TO 06 | 55 yr 11 mo |
| Jan 2019 | 3 ROOM | S$250,000 | 635 sqft | S$394 | 04 TO 06 | 56 yr 4 mo |
| Apr 2018 | 3 ROOM | S$320,000 | 753 sqft | S$425 | 07 TO 09 | 57 yr 1 mo |
| Nov 2016 | 3 ROOM | S$268,888 | 635 sqft | S$423 | 04 TO 06 | 58 yrs |
| Sep 2016 | 3 ROOM | S$300,000 | 635 sqft | S$472 | 10 TO 12 | 58 yrs |
| Apr 2016 | 3 ROOM | S$355,000 | 753 sqft | S$471 | 10 TO 12 | 59 yrs |
| Apr 2016 | 3 ROOM | S$312,000 | 635 sqft | S$491 | 10 TO 12 | 59 yrs |
| Sep 2015 | 3 ROOM | S$326,000 | 635 sqft | S$513 | 07 TO 09 | 59 yrs |
| Apr 2015 | 3 ROOM | S$373,000 | 753 sqft | S$495 | 07 TO 09 | 60 yrs |
| Dec 2014 | 3 ROOM | S$372,000 | 753 sqft | S$494 | 10 TO 12 | 60 yr 1 mo |
| Sep 2014 | 3 ROOM | S$325,000 | 635 sqft | S$512 | 07 TO 09 | 60 yr 4 mo |
| Aug 2014 | 3 ROOM | S$362,000 | 753 sqft | S$480 | 04 TO 06 | 60 yr 5 mo |
Showing the 40 most recent of 173 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 27 Telok Blangah Way
S$549
—6 sales8.7% yield
Blk 32 Telok Blangah Rise
S$587
+6.7%2 sales8.7% yield
Blk 30 Telok Blangah Rise
S$472
-14.5%6 sales9.9% yield
Blk 33 Telok Blangah Way
S$520
—6 sales10.5% yield
Blk 24 Telok Blangah Cres
S$586
-4.3%2 sales7.3% yield
Blk 31 Telok Blangah Rise
S$490
-13.2%4 sales8.3% yield
Blk 35 Telok Blangah Rise
S$587
—2 sales8.9% yield
Blk 34 Telok Blangah Way
S$586
+6.7%4 sales7.2% 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.