Blk 4A Boon Tiong Rd
BOON TIONG RD · BUKIT MERAH · Singapore 164004 · D03
Median PSF · 12m
S$999
Median price · 12m
S$1.24M
Latest sale
S$1.35M
Mar 2026
1-year change
-7.3%
Sales · 12m
6
54 all time
Gross yield
4.20%
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
- +43.6%
- Annualised
- +15.6%
- Transactions
- 22
- 1 year
- -7.3%
- 3 years p.a.
- +3.3%
- 5 years p.a.
- —
- Median size
- 1,238 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 4A Boon Tiong Rd | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$999 | S$968 | +3.1% |
| Median price | S$1.24M | S$888K | +39.4% |
| Gross rental yield | 4.20% | 6.30% | -2.1 pts |
| 1-year price change | -7.3% | +8.7% | -16.0 pts |
This development trades about 3% above 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$4,550
Contracts · 12m
3
Implied annual rent
S$55K
Gross yield
4.20%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 3 | S$4,550 |
Investment analysis
Investment score 36 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
36/100
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.
- Liquidityweight 15%62
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%61
Distance to the nearest rail station, plus schools within 1 km. Nearest is Havelock MRT at 240 m.
- Price momentumweight 18%40
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%33
How its median price per square foot compares with its own district.
- Supply riskweight 10%22
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%2
Gross yield against every other development in its segment.
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
- Havelock MRT240 m
- Tiong Bahru MRT590 m
- Great World MRT850 m
- Outram Park MRT1.0 km
Schools within 2 km
- Zhangde Primary Schoolprimary780 m
- River Valley Primary Schoolprimary920 m
- Gan Eng Seng Schoolsecondary (s1-s5)1.0 km
- Alexandra Primary Schoolprimary1.0 km
- Crescent Girls' Schoolsecondary (s1-s4)1.8 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Residential apartmentsNovaterra Residential Pte Ltd · TOP 2030515 units500 m
- Residential apartmentsWee Hur Thomson Residential Pte Ltd596 units500 m
- Residential apartmentsSim Lian JV (Holland 2) Pte Ltd264 units500 m
- Residential apartmentsKingsford Southern Development Pte Ltd741 units500 m
- Residential apartmentsPhoenix Kallang Pte Ltd463 units500 m
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units550 m
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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 5 ROOM | S$1,350,000 | 1,238 sqft | S$1,091 | 13 TO 15 | 78 yr 8 mo |
| Mar 2026 | 5 ROOM | S$1,350,000 | 1,238 sqft | S$1,091 | 13 TO 15 | 78 yr 8 mo |
| Nov 2025 | 5 ROOM | S$1,238,000 | 1,238 sqft | S$1,000 | 04 TO 06 | 79 yrs |
| Nov 2025 | 5 ROOM | S$1,238,000 | 1,238 sqft | S$1,000 | 04 TO 06 | 79 yrs |
| Nov 2025 | 5 ROOM | S$1,234,000 | 1,238 sqft | S$997 | 01 TO 03 | 79 yrs |
| Nov 2025 | 5 ROOM | S$1,234,000 | 1,238 sqft | S$997 | 01 TO 03 | 79 yrs |
| Jan 2025 | 5 ROOM | S$1,333,000 | 1,238 sqft | S$1,077 | 28 TO 30 | 79 yr 11 mo |
| Jan 2025 | 5 ROOM | S$1,333,000 | 1,238 sqft | S$1,077 | 28 TO 30 | 79 yr 11 mo |
| Oct 2024 | 5 ROOM | S$1,188,888 | 1,238 sqft | S$960 | 04 TO 06 | 80 yr 1 mo |
| Oct 2024 | 5 ROOM | S$1,188,888 | 1,238 sqft | S$960 | 04 TO 06 | 80 yr 1 mo |
| Apr 2024 | 5 ROOM | S$1,250,000 | 1,238 sqft | S$1,010 | 10 TO 12 | 80 yr 7 mo |
| Apr 2024 | 5 ROOM | S$1,250,000 | 1,238 sqft | S$1,010 | 10 TO 12 | 80 yr 7 mo |
| Dec 2023 | 5 ROOM | S$1,250,000 | 1,238 sqft | S$1,010 | 13 TO 15 | 80 yr 10 mo |
| Dec 2023 | 5 ROOM | S$1,250,000 | 1,238 sqft | S$1,010 | 13 TO 15 | 80 yr 10 mo |
| Dec 2022 | 5 ROOM | S$1,120,000 | 1,238 sqft | S$905 | 16 TO 18 | 81 yr 11 mo |
| Dec 2022 | 5 ROOM | S$1,120,000 | 1,238 sqft | S$905 | 16 TO 18 | 81 yr 11 mo |
| Aug 2022 | 5 ROOM | S$1,050,000 | 1,238 sqft | S$848 | 13 TO 15 | 82 yr 3 mo |
| Aug 2022 | 5 ROOM | S$1,050,000 | 1,238 sqft | S$848 | 13 TO 15 | 82 yr 3 mo |
| Jun 2022 | 5 ROOM | S$1,068,000 | 1,238 sqft | S$863 | 22 TO 24 | 82 yr 5 mo |
| Jun 2022 | 5 ROOM | S$1,068,000 | 1,238 sqft | S$863 | 22 TO 24 | 82 yr 5 mo |
| Feb 2022 | 5 ROOM | S$940,000 | 1,238 sqft | S$759 | 10 TO 12 | 82 yr 9 mo |
| Feb 2022 | 5 ROOM | S$940,000 | 1,238 sqft | S$759 | 10 TO 12 | 82 yr 9 mo |
| Sep 2020 | 5 ROOM | S$910,000 | 1,238 sqft | S$735 | 16 TO 18 | 84 yr 1 mo |
| Aug 2020 | 5 ROOM | S$948,000 | 1,238 sqft | S$766 | 13 TO 15 | 84 yr 2 mo |
| Sep 2019 | 5 ROOM | S$908,000 | 1,238 sqft | S$734 | 07 TO 09 | 85 yr 1 mo |
| Sep 2019 | 5 ROOM | S$890,000 | 1,238 sqft | S$719 | 07 TO 09 | 85 yr 1 mo |
| Jun 2019 | 5 ROOM | S$970,000 | 1,238 sqft | S$784 | 16 TO 18 | 85 yr 4 mo |
| May 2019 | 5 ROOM | S$780,000 | 1,238 sqft | S$630 | 01 TO 03 | 85 yr 5 mo |
| Sep 2018 | 5 ROOM | S$806,000 | 1,238 sqft | S$651 | 01 TO 03 | 86 yr 1 mo |
| Aug 2018 | 5 ROOM | S$980,000 | 1,238 sqft | S$792 | 25 TO 27 | 86 yr 2 mo |
| Aug 2018 | 5 ROOM | S$975,000 | 1,238 sqft | S$788 | 13 TO 15 | 86 yr 2 mo |
| May 2018 | 5 ROOM | S$910,000 | 1,238 sqft | S$735 | 04 TO 06 | 86 yr 6 mo |
| Jul 2017 | 5 ROOM | S$950,000 | 1,238 sqft | S$767 | 10 TO 12 | 87 yr 3 mo |
| Apr 2016 | 5 ROOM | S$822,000 | 1,238 sqft | S$664 | 01 TO 03 | 88 yrs |
| Apr 2013 | 5 ROOM | S$805,000 | 1,238 sqft | S$650 | 04 TO 06 | 90 yr 9 mo |
| Oct 2012 | 5 ROOM | S$755,000 | 1,238 sqft | S$610 | 01 TO 03 | 91 yr 3 mo |
| Jul 2012 | 5 ROOM | S$900,000 | 1,238 sqft | S$727 | 28 TO 30 | 91 yr 6 mo |
| Jun 2012 | 5 ROOM | S$790,000 | 1,238 sqft | S$638 | 04 TO 06 | 91 yr 7 mo |
| Dec 2011 | 5 ROOM | S$808,000 | 1,238 sqft | S$653 | 16 TO 18 | 92 yr 1 mo |
| Aug 2011 | 5 ROOM | S$850,000 | 1,238 sqft | S$687 | 25 TO 27 | 92 yr 5 mo |
Showing the 40 most recent of 54 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 2C Boon Tiong Rd
S$1,111
+2.6%2 sales4.0% yield
Blk 4B Boon Tiong Rd
S$918
-8.5%6 sales4.8% yield
Blk 2A Boon Tiong Rd
S$1,078
+17.6%6 sales4.9% yield
Blk 10 Jln Bt Ho Swee
S$703
-1.7%2 sales10.4% yield
Blk 2 Jln Bt Ho Swee
S$732
—2 sales10.7% yield
Blk 8 Jln Bt Ho Swee
S$465
-19.2%2 sales10.8% yield
Blk 6A Boon Tiong Rd
S$1,043
+12.2%4 sales4.8% yield
Blk 12 Taman Ho Swee
S$528
-16.2%10 sales9.6% 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.