Blk 34 Jln Bahagia
JLN BAHAGIA · KALLANG/WHAMPOA · Singapore 320034 · D12
Median PSF · 12m
S$465
Median price · 12m
S$280K
Latest sale
S$295K
Oct 2026
1-year change
-13.6%
Sales · 12m
3
171 all time
Gross yield
10.19%
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
- +5.9%
- Transactions
- 38
- 1 year
- -13.6%
- 3 years p.a.
- -1.2%
- 5 years p.a.
- +3.8%
- 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 34 Jln Bahagia | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$465 | S$646 | -28.1% |
| Median price | S$280K | S$680K | -58.8% |
| Gross rental yield | 10.19% | 6.68% | +3.5 pts |
| 1-year price change | -13.6% | -4.1% | -9.5 pts |
This development trades about 28% 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$2,525
Contracts · 12m
2
Implied annual rent
S$30K
Gross yield
10.19%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 2 | S$2,525 |
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.
- Rental yieldweight 20%99
Gross yield against every other development in its segment.
- Valuationweight 22%97
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%18
Distance to the nearest rail station, plus schools within 1 km. Nearest is Boon Keng MRT at 1.0 km.
- Price momentumweight 18%6
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 MRT1.0 km
- Toa Payoh MRT1.3 km
- Potong Pasir MRT1.4 km
- Bendemeer MRT1.6 km
Schools within 2 km
- Bendemeer Secondary Schoolsecondary (s1-s5)440 m
- Hong Wen Schoolprimary580 m
- Northlight Schoolsecondary (s1-s4)900 m
- St Andrew'S Junior Collegejunior college940 m
- St Andrew'S School (Junior)primary1.0 km
- Bendemeer Primary Schoolprimary1.0 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 10 TO 12 | 42 yr 8 mo |
| Jul 2026 | 3 ROOM | S$280,000 | 603 sqft | S$465 | 04 TO 06 | 43 yrs |
| Jul 2026 | 3 ROOM | S$280,000 | 603 sqft | S$465 | 04 TO 06 | 43 yrs |
| Sep 2025 | 3 ROOM | S$295,000 | 570 sqft | S$517 | 01 TO 03 | 43 yr 9 mo |
| Sep 2025 | 3 ROOM | S$295,000 | 570 sqft | S$517 | 01 TO 03 | 43 yr 9 mo |
| Jul 2025 | 3 ROOM | S$324,000 | 603 sqft | S$538 | 04 TO 06 | 44 yrs |
| Jul 2025 | 3 ROOM | S$324,000 | 603 sqft | S$538 | 04 TO 06 | 44 yrs |
| Jul 2025 | 3 ROOM | S$320,000 | 603 sqft | S$531 | 04 TO 06 | 43 yr 11 mo |
| Jul 2025 | 3 ROOM | S$320,000 | 603 sqft | S$531 | 04 TO 06 | 43 yr 11 mo |
| Jul 2025 | 3 ROOM | S$310,000 | 570 sqft | S$543 | 01 TO 03 | 44 yrs |
| Jul 2025 | 3 ROOM | S$310,000 | 570 sqft | S$543 | 01 TO 03 | 44 yrs |
| Jun 2025 | 3 ROOM | S$340,000 | 603 sqft | S$564 | 04 TO 06 | 44 yr 1 mo |
| Jun 2025 | 3 ROOM | S$340,000 | 603 sqft | S$564 | 04 TO 06 | 44 yr 1 mo |
| Jun 2025 | 3 ROOM | S$328,000 | 603 sqft | S$544 | 04 TO 06 | 44 yr 1 mo |
| Jun 2025 | 3 ROOM | S$328,000 | 603 sqft | S$544 | 04 TO 06 | 44 yr 1 mo |
| Apr 2025 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 01 TO 03 | 44 yr 2 mo |
| Apr 2025 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 01 TO 03 | 44 yr 2 mo |
| Mar 2025 | 3 ROOM | S$340,000 | 603 sqft | S$564 | 07 TO 09 | 44 yr 4 mo |
| Mar 2025 | 3 ROOM | S$340,000 | 603 sqft | S$564 | 07 TO 09 | 44 yr 4 mo |
| Mar 2025 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 04 TO 06 | 44 yr 4 mo |
| Mar 2025 | 3 ROOM | S$295,000 | 603 sqft | S$489 | 04 TO 06 | 44 yr 4 mo |
| Sep 2024 | 3 ROOM | S$325,000 | 603 sqft | S$539 | 04 TO 06 | 44 yr 11 mo |
| Sep 2024 | 3 ROOM | S$325,000 | 603 sqft | S$539 | 04 TO 06 | 44 yr 11 mo |
| Aug 2024 | 3 ROOM | S$338,000 | 603 sqft | S$561 | 04 TO 06 | 44 yr 11 mo |
| Aug 2024 | 3 ROOM | S$338,000 | 603 sqft | S$561 | 04 TO 06 | 44 yr 11 mo |
| May 2024 | 3 ROOM | S$300,800 | 603 sqft | S$499 | 01 TO 03 | 45 yr 1 mo |
| May 2024 | 3 ROOM | S$300,800 | 603 sqft | S$499 | 01 TO 03 | 45 yr 1 mo |
| Nov 2023 | 3 ROOM | S$360,000 | 603 sqft | S$597 | 04 TO 06 | 45 yr 7 mo |
| Nov 2023 | 3 ROOM | S$360,000 | 603 sqft | S$597 | 04 TO 06 | 45 yr 7 mo |
| Sep 2023 | 3 ROOM | S$308,000 | 603 sqft | S$511 | 04 TO 06 | 45 yr 9 mo |
| Sep 2023 | 3 ROOM | S$308,000 | 603 sqft | S$511 | 04 TO 06 | 45 yr 9 mo |
| Aug 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 07 TO 09 | 45 yr 11 mo |
| Aug 2023 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 07 TO 09 | 45 yr 11 mo |
| Jul 2023 | 3 ROOM | S$277,000 | 603 sqft | S$460 | 01 TO 03 | 46 yrs |
| Jul 2023 | 3 ROOM | S$277,000 | 603 sqft | S$460 | 01 TO 03 | 46 yrs |
| Oct 2022 | 3 ROOM | S$250,000 | 570 sqft | S$438 | 01 TO 03 | 46 yr 9 mo |
| Oct 2022 | 3 ROOM | S$250,000 | 570 sqft | S$438 | 01 TO 03 | 46 yr 9 mo |
| Nov 2021 | 3 ROOM | S$252,000 | 603 sqft | S$418 | 01 TO 03 | 47 yr 8 mo |
| Jan 2021 | 3 ROOM | S$220,000 | 570 sqft | S$386 | 01 TO 03 | 48 yr 6 mo |
| Aug 2020 | 3 ROOM | S$203,000 | 603 sqft | S$337 | 07 TO 09 | 48 yr 10 mo |
Showing the 40 most recent of 171 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 35 Jln Bahagia
S$487
-10.8%4 sales7.8% yield
Blk 33 Jln Bahagia
S$494
-7.0%4 sales10.1% yield
Blk 42 Jln Bahagia
S$788
—2 sales
Blk 115 Whampoa Rd
S$628
-0.6%2 sales5.2% yield
Blk 32 Jln Bahagia
S$468
-7.5%6 sales10.8% yield
Blk 61 Jln Tenteram
S$1,097
—2 sales
Blk 46 Jln Bahagia
S$952
-1.2%4 sales6.2% yield
Blk 41 Jln Bahagia
S$1,098
—2 sales
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.