Blk 38 Jln Rumah Tinggi
JLN RUMAH TINGGI · BUKIT MERAH · Singapore 150038 · D03
Median PSF · 12m
S$761
Median price · 12m
S$814K
Latest sale
S$839K
Jul 2026
1-year change
+0.1%
Sales · 12m
4
126 all time
Gross yield
5.68%
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
- +24.7%
- Annualised
- +7.6%
- Transactions
- 34
- 1 year
- +0.1%
- 3 years p.a.
- +6.9%
- 5 years p.a.
- +4.5%
- Median size
- 1,076 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 38 Jln Rumah Tinggi | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$761 | S$968 | -21.4% |
| Median price | S$814K | S$888K | -8.3% |
| Gross rental yield | 5.68% | 6.30% | -0.6 pts |
| 1-year price change | +0.1% | +8.7% | -8.6 pts |
This development trades about 21% below the D03 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,875
Contracts · 12m
2
Implied annual rent
S$47K
Gross yield
5.68%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,875 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
54/100
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%95
How its median price per square foot compares with its own district.
- Price momentumweight 18%88
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%30
Gross yield against every other development in its segment.
- Supply riskweight 10%22
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%19
Distance to the nearest rail station, plus schools within 1 km. Nearest is Queenstown MRT at 810 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
- Queenstown MRT810 m
- Redhill MRT840 m
- Commonwealth MRT2.0 km
- Tiong Bahru MRT2.0 km
Schools within 2 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)530 m
- Queenstown Secondary Schoolsecondary (s1-s5)670 m
- Gan Eng Seng Primary Schoolprimary740 m
- Queenstown Primary Schoolprimary810 m
- Crescent Girls' Schoolsecondary (s1-s4)1.0 km
- Blangah Rise Primary Schoolprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.7 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 | 4 ROOM | S$838,888 | 1,066 sqft | S$787 | 16 TO 18 | 69 yr 11 mo |
| Jul 2026 | 4 ROOM | S$838,888 | 1,066 sqft | S$787 | 16 TO 18 | 69 yr 11 mo |
| Jul 2026 | 4 ROOM | S$790,000 | 1,076 sqft | S$734 | 01 TO 03 | 70 yrs |
| Jul 2026 | 4 ROOM | S$790,000 | 1,076 sqft | S$734 | 01 TO 03 | 70 yrs |
| Aug 2025 | 4 ROOM | S$792,888 | 1,076 sqft | S$737 | 19 TO 21 | 70 yr 11 mo |
| Aug 2025 | 4 ROOM | S$792,888 | 1,076 sqft | S$737 | 19 TO 21 | 70 yr 11 mo |
| Apr 2025 | 4 ROOM | S$830,000 | 1,076 sqft | S$771 | 16 TO 18 | 71 yr 3 mo |
| Apr 2025 | 4 ROOM | S$830,000 | 1,076 sqft | S$771 | 16 TO 18 | 71 yr 3 mo |
| Apr 2025 | 4 ROOM | S$818,000 | 1,076 sqft | S$760 | 13 TO 15 | 71 yr 3 mo |
| Apr 2025 | 4 ROOM | S$818,000 | 1,076 sqft | S$760 | 13 TO 15 | 71 yr 3 mo |
| Oct 2024 | 4 ROOM | S$768,000 | 1,066 sqft | S$721 | 07 TO 09 | 71 yr 9 mo |
| Oct 2024 | 4 ROOM | S$768,000 | 1,066 sqft | S$721 | 07 TO 09 | 71 yr 9 mo |
| Oct 2024 | 4 ROOM | S$760,000 | 1,066 sqft | S$713 | 19 TO 21 | 71 yr 9 mo |
| Oct 2024 | 4 ROOM | S$760,000 | 1,066 sqft | S$713 | 19 TO 21 | 71 yr 9 mo |
| Aug 2024 | 4 ROOM | S$880,000 | 1,076 sqft | S$818 | 16 TO 18 | 71 yr 11 mo |
| Aug 2024 | 4 ROOM | S$880,000 | 1,076 sqft | S$818 | 16 TO 18 | 71 yr 11 mo |
| Apr 2024 | 4 ROOM | S$795,888 | 1,076 sqft | S$739 | 22 TO 24 | 72 yr 4 mo |
| Apr 2024 | 4 ROOM | S$795,888 | 1,076 sqft | S$739 | 22 TO 24 | 72 yr 4 mo |
| Mar 2024 | 4 ROOM | S$800,000 | 1,076 sqft | S$743 | 10 TO 12 | 72 yr 5 mo |
| Mar 2024 | 4 ROOM | S$800,000 | 1,076 sqft | S$743 | 10 TO 12 | 72 yr 5 mo |
| Mar 2024 | 4 ROOM | S$650,000 | 1,076 sqft | S$604 | 01 TO 03 | 72 yr 3 mo |
| Mar 2024 | 4 ROOM | S$650,000 | 1,076 sqft | S$604 | 01 TO 03 | 72 yr 3 mo |
| Sep 2023 | 4 ROOM | S$724,000 | 1,076 sqft | S$673 | 16 TO 18 | 72 yr 10 mo |
| Sep 2023 | 4 ROOM | S$724,000 | 1,076 sqft | S$673 | 16 TO 18 | 72 yr 10 mo |
| Sep 2023 | 4 ROOM | S$640,000 | 1,076 sqft | S$595 | 04 TO 06 | 72 yr 11 mo |
| Sep 2023 | 4 ROOM | S$640,000 | 1,076 sqft | S$595 | 04 TO 06 | 72 yr 11 mo |
| Jan 2023 | 4 ROOM | S$670,000 | 1,076 sqft | S$622 | 10 TO 12 | 73 yr 5 mo |
| Jan 2023 | 4 ROOM | S$670,000 | 1,076 sqft | S$622 | 10 TO 12 | 73 yr 5 mo |
| Apr 2022 | 4 ROOM | S$708,000 | 1,076 sqft | S$658 | 19 TO 21 | 74 yr 3 mo |
| Apr 2022 | 4 ROOM | S$708,000 | 1,076 sqft | S$658 | 19 TO 21 | 74 yr 3 mo |
| Apr 2022 | 4 ROOM | S$630,000 | 1,076 sqft | S$585 | 13 TO 15 | 74 yr 2 mo |
| Apr 2022 | 4 ROOM | S$630,000 | 1,076 sqft | S$585 | 13 TO 15 | 74 yr 2 mo |
| Oct 2021 | 4 ROOM | S$665,000 | 1,066 sqft | S$624 | 07 TO 09 | 74 yr 9 mo |
| Jul 2021 | 4 ROOM | S$650,000 | 1,066 sqft | S$610 | 10 TO 12 | 75 yrs |
| Mar 2021 | 4 ROOM | S$620,000 | 1,076 sqft | S$576 | 04 TO 06 | 75 yr 3 mo |
| Jul 2020 | 4 ROOM | S$630,000 | 1,066 sqft | S$591 | 13 TO 15 | 75 yr 11 mo |
| Mar 2020 | 4 ROOM | S$600,000 | 1,076 sqft | S$557 | 01 TO 03 | 76 yr 3 mo |
| Mar 2020 | 4 ROOM | S$590,000 | 1,076 sqft | S$548 | 04 TO 06 | 76 yr 3 mo |
| Oct 2019 | 4 ROOM | S$615,000 | 1,076 sqft | S$571 | 16 TO 18 | 76 yr 8 mo |
| Jul 2019 | 4 ROOM | S$640,000 | 1,066 sqft | S$601 | 10 TO 12 | 76 yr 11 mo |
Showing the 40 most recent of 126 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 39 Jln Rumah Tinggi
S$674
-14.7%6 sales6.2% yield
Blk 37 Jln Rumah Tinggi
S$552
-0.9%10 sales10.6% yield
Blk 36 Jln Rumah Tinggi
S$702
+3.1%4 sales5.3% yield
Blk 40 Jln Rumah Tinggi
S$741
-2.6%2 sales5.6% yield
Blk 9 Jln Rumah Tinggi
S$566
-6.8%6 sales5.1% yield
Blk 8 Jln Rumah Tinggi
S$643
+7.6%4 sales5.6% yield
Blk 48 Lengkok Bahru
S$704
-3.9%4 sales6.0% yield
Blk 28 Hoy Fatt Rd
S$514
-10.8%6 sales9.9% 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.