Blk 538 Upp Cross St
UPP CROSS ST · CENTRAL AREA · Singapore 050538 · D01
Median PSF · 12m
S$945
Median price · 12m
S$610K
Latest sale
S$610K
Jul 2026
1-year change
+10.1%
Sales · 12m
1
90 all time
Gross yield
6.72%
6 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
- +24.2%
- Annualised
- +9.0%
- Transactions
- 11
- 1 year
- +10.1%
- 3 years p.a.
- —
- 5 years p.a.
- +7.8%
- Median size
- 646 sqft
Against the neighbourhood
How it compares within D01
Raffles Place, Cecil, Marina, People’s Park. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 538 Upp Cross St | D01 median | Difference |
|---|---|---|---|
| Median PSF | S$945 | S$817 | +15.6% |
| Median price | S$610K | S$565K | +8.0% |
| Gross rental yield | 6.72% | 7.30% | -0.6 pts |
| 1-year price change | +10.1% | +6.6% | +3.5 pts |
This development trades about 16% above the D01 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,325
Contracts · 12m
6
Implied annual rent
S$40K
Gross yield
6.72%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$3,300 |
| 5 ROOM | 1 | S$3,350 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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.
- Price momentumweight 18%98
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%65
Gross yield against every other development in its segment.
- Locationweight 15%62
Distance to the nearest rail station, plus schools within 1 km. Nearest is Chinatown MRT at 200 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%15
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%15
How its median price per square foot compares with its own district.
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
- Chinatown MRT200 m
- Dt18 MRT360 m
- Clarke Quay MRT390 m
- Telok Ayer MRT470 m
Schools within 2 km
- River Valley Primary Schoolprimary1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- CANNINGHILL PIERSDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units700 m
- Canninghill PiersDBS Trustee Limited/Legend Commercial Trustee Pte Ltd/Legend Quay Pte Ltd696 units710 m
- ASPEN LINQOptimus Hill Pte Ltd18 units1.3 km
- THE AVENIRCarmel Development Pte Ltd376 units1.4 km
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units1.7 km
- Residential apartmentsChuan Grove Pte Ltd1,056 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 | 3 ROOM | S$610,000 | 646 sqft | S$945 | 10 TO 12 | 51 yr 4 mo |
| Aug 2025 | 3 ROOM | S$580,000 | 646 sqft | S$898 | 13 TO 15 | 52 yr 2 mo |
| Feb 2025 | 3 ROOM | S$528,000 | 646 sqft | S$818 | 16 TO 18 | 52 yr 9 mo |
| Apr 2024 | 3 ROOM | S$550,000 | 732 sqft | S$751 | 13 TO 15 | 53 yr 7 mo |
| Mar 2024 | 3 ROOM | S$522,000 | 732 sqft | S$713 | 10 TO 12 | 53 yr 9 mo |
| Dec 2023 | 3 ROOM | S$522,000 | 732 sqft | S$713 | 13 TO 15 | 53 yr 11 mo |
| Sep 2022 | 3 ROOM | S$465,000 | 646 sqft | S$720 | 07 TO 09 | 55 yr 2 mo |
| May 2022 | 3 ROOM | S$555,000 | 732 sqft | S$758 | 10 TO 12 | 55 yr 6 mo |
| Mar 2022 | 3 ROOM | S$470,000 | 646 sqft | S$728 | 07 TO 09 | 55 yr 8 mo |
| Dec 2021 | 3 ROOM | S$515,000 | 646 sqft | S$797 | 16 TO 18 | 55 yr 10 mo |
| Oct 2021 | 3 ROOM | S$530,000 | 732 sqft | S$724 | 16 TO 18 | 56 yr 1 mo |
| May 2021 | 3 ROOM | S$458,000 | 732 sqft | S$626 | 07 TO 09 | 56 yr 5 mo |
| Nov 2020 | 3 ROOM | S$475,000 | 732 sqft | S$649 | 16 TO 18 | 57 yrs |
| Oct 2020 | 3 ROOM | S$422,000 | 646 sqft | S$653 | 10 TO 12 | 57 yr 1 mo |
| Jul 2020 | 3 ROOM | S$423,000 | 646 sqft | S$655 | 13 TO 15 | 57 yr 3 mo |
| Jan 2020 | 3 ROOM | S$414,000 | 646 sqft | S$641 | 10 TO 12 | 57 yr 9 mo |
| Dec 2019 | 3 ROOM | S$420,000 | 646 sqft | S$650 | 13 TO 15 | 58 yrs |
| Oct 2018 | 3 ROOM | S$488,888 | 646 sqft | S$757 | 16 TO 18 | 59 yrs |
| Oct 2017 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 07 TO 09 | 60 yrs |
| Oct 2016 | 3 ROOM | S$470,000 | 646 sqft | S$728 | 10 TO 12 | 61 yrs |
| Mar 2016 | 3 ROOM | S$415,000 | 646 sqft | S$643 | 07 TO 09 | 61 yrs |
| Dec 2015 | 3 ROOM | S$440,888 | 646 sqft | S$683 | 13 TO 15 | 61 yrs |
| Jun 2015 | 3 ROOM | S$475,000 | 646 sqft | S$735 | 16 TO 18 | 62 yrs |
| Jan 2015 | 3 ROOM | S$455,000 | 732 sqft | S$622 | 10 TO 12 | 62 yrs |
| Dec 2014 | 3 ROOM | S$453,000 | 646 sqft | S$701 | 10 TO 12 | 62 yr 1 mo |
| Oct 2013 | 3 ROOM | S$520,000 | 732 sqft | S$710 | 16 TO 18 | 63 yr 3 mo |
| Apr 2013 | 3 ROOM | S$495,000 | 646 sqft | S$766 | 16 TO 18 | 63 yr 9 mo |
| Jul 2012 | 3 ROOM | S$470,000 | 646 sqft | S$728 | 16 TO 18 | 64 yr 6 mo |
| Nov 2011 | 3 ROOM | S$415,000 | 646 sqft | S$643 | 07 TO 09 | 65 yr 2 mo |
| May 2011 | 3 ROOM | S$395,000 | 646 sqft | S$612 | 07 TO 09 | 65 yr 8 mo |
| Jun 2010 | 3 ROOM | S$382,800 | 646 sqft | S$593 | 10 TO 12 | 66 yr 7 mo |
| Oct 2009 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 13 TO 15 | 67 yr 3 mo |
| Aug 2009 | 3 ROOM | S$340,000 | 732 sqft | S$465 | 13 TO 15 | 67 yr 5 mo |
| Aug 2009 | 3 ROOM | S$336,000 | 646 sqft | S$520 | 16 TO 18 | 67 yr 5 mo |
| Aug 2009 | 3 ROOM | S$310,000 | 646 sqft | S$480 | 10 TO 12 | 67 yr 5 mo |
| Oct 2008 | 3 ROOM | S$308,000 | 646 sqft | S$477 | 10 TO 12 | 68 yr 3 mo |
| Aug 2008 | 3 ROOM | S$333,000 | 646 sqft | S$516 | 13 TO 15 | 68 yr 5 mo |
| Feb 2008 | 3 ROOM | S$280,000 | 646 sqft | S$434 | 07 TO 09 | 68 yr 11 mo |
| Oct 2007 | 3 ROOM | S$281,000 | 732 sqft | S$384 | 10 TO 12 | 69 yr 3 mo |
| Sep 2006 | 3 ROOM | S$190,000 | 646 sqft | S$294 | 16 TO 18 | 70 yr 4 mo |
Showing the 40 most recent of 90 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 536 Upp Cross St
S$825
-1.0%4 sales6.8% yield
Blk 533 Upp Cross St
S$876
+15.4%4 sales6.8% yield
Blk 535 Upp Cross St
S$832
+0.4%2 sales6.4% yield
Blk 32 New Mkt Rd
S$670
-4.7%2 sales8.0% yield
Blk 34 Upp Cross St
S$683
+5.3%3 sales9.0% yield
Blk 335B Smith St
S$908
-0.5%1 sales6.2% yield
Blk 4 Sago Lane
S$693
-2.4%3 sales7.6% yield
Blk 334 Kreta Ayer Rd
S$878
—2 sales6.1% 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.