Blk 65 New Upp Changi Rd
NEW UPP CHANGI RD · BEDOK · Singapore 460065 · D16
Median PSF · 12m
S$507
Median price · 12m
S$503K
Latest sale
S$485K
Jun 2026
1-year change
-6.6%
Sales · 12m
2
99 all time
Gross yield
6.92%
4 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
- +12.8%
- Annualised
- +6.2%
- Transactions
- 9
- 1 year
- -6.6%
- 3 years p.a.
- +0.8%
- 5 years p.a.
- +4.7%
- Median size
- 990 sqft
Against the neighbourhood
How it compares within D16
Bedok, Upper East Coast, Eastwood, Kew Drive. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 65 New Upp Changi Rd | D16 median | Difference |
|---|---|---|---|
| Median PSF | S$507 | S$571 | -11.1% |
| Median price | S$503K | S$538K | -6.6% |
| Gross rental yield | 6.92% | 7.10% | -0.2 pts |
| 1-year price change | -6.6% | -1.6% | -5.0 pts |
This development trades about 11% below the D16 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,200
Contracts · 12m
4
Implied annual rent
S$38K
Gross yield
6.92%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$3,200 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
49/100
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%76
How its median price per square foot compares with its own district.
- Rental yieldweight 20%70
Gross yield against every other development in its segment.
- Supply riskweight 10%62
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%21
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tanah Merah MRT at 710 m.
- Price momentumweight 18%12
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
- Tanah Merah MRT710 m
- Tanah Merah Interchange MRT840 m
- Bedok MRT1.2 km
- Bayshore MRT1.3 km
Schools within 2 km
- Bedok Green Primary Schoolprimary250 m
- Bedok View Secondary Schoolsecondary (s1-s5)450 m
- Anglican High Schoolsecondary (s1-s4)670 m
- Temasek Primary Schoolprimary1.0 km
- Fengshan Primary Schoolprimary1.1 km
- Red Swastika Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SCENECA RESIDENCEMCC Land (TMK) Pte Ltd268 units740 m
- BAGNALL HAUSRL Bagnall Pte Ltd113 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$485,000 | 990 sqft | S$490 | 07 TO 09 | 51 yrs |
| Feb 2026 | 4 ROOM | S$520,000 | 990 sqft | S$525 | 10 TO 12 | 51 yr 3 mo |
| May 2025 | 4 ROOM | S$538,000 | 990 sqft | S$543 | 16 TO 18 | 52 yr 1 mo |
| Aug 2023 | 4 ROOM | S$495,000 | 990 sqft | S$500 | 07 TO 09 | 53 yr 10 mo |
| Jan 2023 | 4 ROOM | S$486,888 | 990 sqft | S$492 | 07 TO 09 | 54 yr 5 mo |
| May 2022 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 16 TO 18 | 55 yr 1 mo |
| Nov 2021 | 4 ROOM | S$463,000 | 990 sqft | S$468 | 16 TO 18 | 55 yr 6 mo |
| Nov 2021 | 4 ROOM | S$445,000 | 990 sqft | S$449 | 10 TO 12 | 55 yr 7 mo |
| Apr 2021 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 07 TO 09 | 56 yr 2 mo |
| Nov 2020 | 4 ROOM | S$370,000 | 990 sqft | S$374 | 01 TO 03 | 56 yr 6 mo |
| Nov 2018 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 10 TO 12 | 58 yr 6 mo |
| Mar 2018 | 4 ROOM | S$425,000 | 990 sqft | S$429 | 07 TO 09 | 59 yr 2 mo |
| Sep 2017 | 4 ROOM | S$425,000 | 990 sqft | S$429 | 10 TO 12 | 59 yr 8 mo |
| May 2017 | 4 ROOM | S$452,088 | 990 sqft | S$457 | 10 TO 12 | 60 yrs |
| Apr 2017 | 4 ROOM | S$480,000 | 990 sqft | S$485 | 10 TO 12 | 60 yr 1 mo |
| Sep 2016 | 4 ROOM | S$439,000 | 990 sqft | S$443 | 07 TO 09 | 60 yrs |
| Jul 2015 | 4 ROOM | S$465,000 | 990 sqft | S$470 | 13 TO 15 | 61 yrs |
| Jun 2015 | 4 ROOM | S$415,000 | 990 sqft | S$419 | 01 TO 03 | 61 yrs |
| Feb 2015 | 4 ROOM | S$440,000 | 990 sqft | S$444 | 13 TO 15 | 62 yrs |
| Jan 2015 | 4 ROOM | S$425,000 | 990 sqft | S$429 | 01 TO 03 | 62 yrs |
| Jan 2014 | 4 ROOM | S$432,000 | 990 sqft | S$436 | 07 TO 09 | 63 yrs |
| Nov 2012 | 4 ROOM | S$420,000 | 990 sqft | S$424 | 07 TO 09 | 64 yr 2 mo |
| Oct 2012 | 4 ROOM | S$490,000 | 990 sqft | S$495 | 07 TO 09 | 64 yr 3 mo |
| Jul 2012 | 4 ROOM | S$437,000 | 990 sqft | S$441 | 04 TO 06 | 64 yr 6 mo |
| Nov 2011 | 4 ROOM | S$440,000 | 990 sqft | S$444 | 04 TO 06 | 65 yr 2 mo |
| Mar 2011 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 13 TO 15 | 65 yr 10 mo |
| Sep 2010 | 4 ROOM | S$366,000 | 990 sqft | S$370 | 04 TO 06 | 66 yr 4 mo |
| Aug 2010 | 4 ROOM | S$390,000 | 990 sqft | S$394 | 07 TO 09 | 66 yr 5 mo |
| Mar 2010 | 4 ROOM | S$341,000 | 990 sqft | S$344 | 01 TO 03 | 66 yr 10 mo |
| Dec 2009 | 4 ROOM | S$343,000 | 990 sqft | S$346 | 01 TO 03 | 67 yr 1 mo |
| May 2009 | 4 ROOM | S$330,000 | 990 sqft | S$333 | 10 TO 12 | 67 yr 8 mo |
| Dec 2008 | 4 ROOM | S$348,000 | 990 sqft | S$351 | 13 TO 15 | 68 yr 1 mo |
| Aug 2007 | 4 ROOM | S$246,000 | 990 sqft | S$248 | 07 TO 09 | 69 yr 5 mo |
| May 2007 | 4 ROOM | S$212,000 | 990 sqft | S$214 | 10 TO 12 | 69 yr 8 mo |
| Nov 2006 | 4 ROOM | S$255,000 | 990 sqft | S$258 | 04 TO 06 | 70 yr 2 mo |
| Mar 2006 | 4 ROOM | S$242,000 | 990 sqft | S$244 | 10 TO 12 | 70 yr 10 mo |
| Mar 2006 | 4 ROOM | S$240,000 | 990 sqft | S$242 | 13 TO 15 | 70 yr 10 mo |
| Jan 2006 | 4 ROOM | S$228,000 | 990 sqft | S$230 | 10 TO 12 | 71 yrs |
| Aug 2005 | 4 ROOM | S$242,000 | 990 sqft | S$244 | 07 TO 09 | 71 yr 5 mo |
| Aug 2004 | 4 ROOM | S$240,000 | 990 sqft | S$242 | 10 TO 12 | 72 yr 5 mo |
Showing the 40 most recent of 99 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 64 New Upp Changi Rd
S$535
-1.4%2 sales7.7% yield
Blk 63 New Upp Changi Rd
S$549
—2 sales6.3% yield
Blk 62 New Upp Changi Rd
S$576
—1 sales5.5% yield
Blk 57 New Upp Changi Rd
S$603
+2.7%6 sales7.8% yield
Blk 185 Bedok Nth Rd
S$818
+8.5%5 sales5.4% yield
Blk 33 Bedok Sth Ave 2
S$541
+3.7%3 sales8.8% yield
Blk 61 New Upp Changi Rd
S$590
-2.6%1 sales5.8% yield
Blk 31 Bedok Sth Ave 2
S$592
-7.2%2 sales5.6% 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.