Blk 35 Jln Bahagia
JLN BAHAGIA · KALLANG/WHAMPOA · Singapore 320035 · D12
Median PSF · 12m
S$448
Median price · 12m
S$270K
Latest sale
S$270K
May 2026
1-year change
-17.1%
Sales · 12m
1
177 all time
Gross yield
7.62%
3 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
- +3.8%
- Annualised
- +1.5%
- Transactions
- 14
- 1 year
- -17.1%
- 3 years p.a.
- -2.2%
- 5 years p.a.
- +4.2%
- 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 35 Jln Bahagia | D12 median | Difference |
|---|---|---|---|
| Median PSF | S$448 | S$646 | -30.6% |
| Median price | S$270K | S$675K | -60.0% |
| Gross rental yield | 7.62% | 6.64% | +1.0 pts |
| 1-year price change | -17.1% | -4.1% | -13.0 pts |
This development trades about 31% 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$2,000
Contracts · 12m
3
Implied annual rent
S$24K
Gross yield
7.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,000 |
Investment analysis
Investment score 52 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
52/100
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%98
How its median price per square foot compares with its own district.
- Rental yieldweight 20%84
Gross yield against every other development in its segment.
- Supply riskweight 10%65
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.
- Locationweight 15%18
Distance to the nearest rail station, plus schools within 1 km. Nearest is Boon Keng MRT at 0.9 km.
- Price momentumweight 18%4
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 MRT0.9 km
- Toa Payoh MRT1.3 km
- Potong Pasir MRT1.4 km
- Bendemeer MRT1.6 km
Schools within 2 km
- Bendemeer Secondary Schoolsecondary (s1-s5)450 m
- Hong Wen Schoolprimary550 m
- Northlight Schoolsecondary (s1-s4)870 m
- St Andrew'S Junior Collegejunior college1.0 km
- 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 |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | S$270,000 | 603 sqft | S$448 | 01 TO 03 | 43 yr 8 mo |
| Aug 2025 | 3 ROOM | S$328,000 | 603 sqft | S$544 | 04 TO 06 | 44 yr 5 mo |
| Jan 2025 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 01 TO 03 | 45 yr 2 mo |
| Dec 2024 | 3 ROOM | S$330,000 | 603 sqft | S$547 | 01 TO 03 | 45 yr 2 mo |
| Oct 2024 | 3 ROOM | S$323,000 | 603 sqft | S$536 | 01 TO 03 | 45 yr 4 mo |
| Sep 2024 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 01 TO 03 | 45 yr 5 mo |
| Aug 2024 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 07 TO 09 | 45 yr 6 mo |
| Jul 2024 | 3 ROOM | S$335,000 | 603 sqft | S$556 | 10 TO 12 | 45 yr 7 mo |
| Jun 2024 | 3 ROOM | S$315,000 | 603 sqft | S$523 | 10 TO 12 | 45 yr 8 mo |
| May 2024 | 3 ROOM | S$353,888 | 603 sqft | S$587 | 10 TO 12 | 45 yr 8 mo |
| Mar 2024 | 3 ROOM | S$306,000 | 603 sqft | S$508 | 10 TO 12 | 45 yr 11 mo |
| Aug 2023 | 3 ROOM | S$273,888 | 570 sqft | S$480 | 01 TO 03 | 46 yr 6 mo |
| Jan 2023 | 3 ROOM | S$288,000 | 603 sqft | S$478 | 07 TO 09 | 47 yr 1 mo |
| Jul 2021 | 3 ROOM | S$260,000 | 603 sqft | S$431 | 07 TO 09 | 48 yr 8 mo |
| Mar 2021 | 3 ROOM | S$220,000 | 603 sqft | S$365 | 04 TO 06 | 48 yr 10 mo |
| Feb 2021 | 3 ROOM | S$220,000 | 603 sqft | S$365 | 07 TO 09 | 48 yr 11 mo |
| Sep 2020 | 3 ROOM | S$215,000 | 603 sqft | S$357 | 04 TO 06 | 49 yr 4 mo |
| Aug 2020 | 3 ROOM | S$202,000 | 603 sqft | S$335 | 04 TO 06 | 49 yr 6 mo |
| Jun 2020 | 3 ROOM | S$195,000 | 603 sqft | S$324 | 07 TO 09 | 49 yr 9 mo |
| May 2020 | 3 ROOM | S$220,000 | 603 sqft | S$365 | 07 TO 09 | 49 yr 9 mo |
| Mar 2020 | 3 ROOM | S$195,000 | 603 sqft | S$324 | 04 TO 06 | 49 yr 10 mo |
| Dec 2019 | 3 ROOM | S$218,000 | 603 sqft | S$362 | 07 TO 09 | 50 yr 2 mo |
| Oct 2018 | 3 ROOM | S$210,000 | 603 sqft | S$348 | 04 TO 06 | 51 yr 3 mo |
| Oct 2018 | 3 ROOM | S$205,000 | 603 sqft | S$340 | 01 TO 03 | 51 yr 3 mo |
| Sep 2018 | 3 ROOM | S$225,000 | 603 sqft | S$373 | 10 TO 12 | 51 yr 4 mo |
| Apr 2018 | 3 ROOM | S$215,000 | 603 sqft | S$357 | 04 TO 06 | 51 yr 10 mo |
| Jun 2017 | 3 ROOM | S$230,000 | 603 sqft | S$382 | 04 TO 06 | 52 yr 7 mo |
| May 2017 | 3 ROOM | S$250,000 | 603 sqft | S$415 | 10 TO 12 | 52 yr 8 mo |
| Feb 2017 | 3 ROOM | S$265,000 | 603 sqft | S$440 | 04 TO 06 | 52 yr 11 mo |
| Dec 2016 | 3 ROOM | S$262,000 | 603 sqft | S$435 | 07 TO 09 | 53 yrs |
| Jul 2016 | 3 ROOM | S$248,000 | 603 sqft | S$411 | 07 TO 09 | 53 yrs |
| Jan 2016 | 3 ROOM | S$270,588 | 603 sqft | S$449 | 04 TO 06 | 54 yrs |
| Jul 2015 | 3 ROOM | S$258,000 | 603 sqft | S$428 | 01 TO 03 | 54 yrs |
| Jun 2015 | 3 ROOM | S$281,088 | 603 sqft | S$466 | 07 TO 09 | 54 yrs |
| Dec 2014 | 3 ROOM | S$300,000 | 603 sqft | S$498 | 10 TO 12 | 55 yr 1 mo |
| Nov 2014 | 3 ROOM | S$265,000 | 603 sqft | S$440 | 07 TO 09 | 55 yr 2 mo |
| Oct 2014 | 3 ROOM | S$290,000 | 603 sqft | S$481 | 04 TO 06 | 55 yr 3 mo |
| Oct 2014 | 3 ROOM | S$275,000 | 603 sqft | S$456 | 07 TO 09 | 55 yr 3 mo |
| Aug 2014 | 3 ROOM | S$272,000 | 603 sqft | S$451 | 07 TO 09 | 55 yr 5 mo |
| Jun 2014 | 3 ROOM | S$286,000 | 603 sqft | S$474 | 07 TO 09 | 55 yr 7 mo |
Showing the 40 most recent of 177 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 34 Jln Bahagia
S$465
-13.6%1 sales10.1% yield
Blk 115 Whampoa Rd
S$628
-0.6%1 sales4.8% yield
Blk 42 Jln Bahagia
S$788
—1 sales
Blk 32 Jln Bahagia
S$448
-11.5%1 sales10.8% yield
Blk 33 Jln Bahagia
S$494
-7.0%2 sales10.1% yield
Blk 41 Jln Bahagia
S$1,098
—1 sales
Blk 112 Whampoa Rd
S$635
-0.6%2 sales4.8% yield
Blk 46 Jln Bahagia
S$952
-1.2%2 sales6.2% 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.