Blk 28 New Upp Changi Rd
Bedok · Singapore 460028 · 292 resale transactions since 1990-01 · last sold 2026-05
Buyer-pool verdict
57% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2056.
Median psf (12m)
$590
Lease remaining
50 yrs
from 1977
Floor premium
+11.3%
top vs bottom band
Transactions
292
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2006 | — | Pro-rated 71% |
| 30 | 2011 | — | Pro-rated 77% |
| 35 | 2016 | — | Pro-rated 83% |
| 40 | 2021 | — | Pro-rated 91% |
| 45 | 2026 | — | Full CPF |
| 50 | 2031 | 5 | Full CPF |
| 55 | 2036 | 10 | Full CPF |
No CPF at all from 2056 (30 years away). Lease expires 2076.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $412,500 | $590 | $175,000 | 291 |
| 5 ROOM | — | — | $678,000 | 1 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 11.3% above the bottom band.
Storey 04-06
$550
7 txns
Storey 07-09
$489
6 txns
Storey 10-12
$467
8 txns
Storey 13-15
$612
4 txns
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
31 transactions · median $346,888 · $489 psf · range $285,000–$678,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-05 | 3 ROOM | 07 TO 09 | 65 sqm | $390,000 | $557 |
| 2025-09 | 3 ROOM | 13 TO 15 | 65 sqm | $435,000 | $622 |
| 2025-03 | 3 ROOM | 10 TO 12 | 65 sqm | $438,000 | $626 |
| 2025-02 | 3 ROOM | 13 TO 15 | 65 sqm | $440,000 | $629 |
| 2025-01 | 3 ROOM | 10 TO 12 | 65 sqm | $418,000 | $597 |
| 2024-11 | 3 ROOM | 01 TO 03 | 65 sqm | $380,000 | $543 |
| 2024-09 | 3 ROOM | 04 TO 06 | 65 sqm | $385,000 | $550 |
| 2024-09 | 3 ROOM | 04 TO 06 | 65 sqm | $405,000 | $579 |
| 2024-06 | 3 ROOM | 13 TO 15 | 65 sqm | $421,000 | $602 |
| 2023-09 | 3 ROOM | 04 TO 06 | 65 sqm | $390,000 | $557 |
| 2023-06 | 3 ROOM | 04 TO 06 | 65 sqm | $395,000 | $565 |
| 2023-05 | 3 ROOM | 04 TO 06 | 65 sqm | $348,000 | $497 |
| 2023-05 | 3 ROOM | 07 TO 09 | 65 sqm | $355,888 | $509 |
| 2023-01 | 3 ROOM | 01 TO 03 | 65 sqm | $300,000 | $429 |
| 2023-01 | 3 ROOM | 04 TO 06 | 65 sqm | $325,000 | $465 |
| 2022-11 | 3 ROOM | 10 TO 12 | 76 sqm | $420,000 | $513 |
| 2022-09 | 3 ROOM | 13 TO 15 | 65 sqm | $341,888 | $489 |
| 2022-04 | 3 ROOM | 07 TO 09 | 65 sqm | $346,888 | $496 |
| 2022-03 | 3 ROOM | 07 TO 09 | 65 sqm | $335,000 | $479 |
| 2021-12 | 3 ROOM | 07 TO 09 | 65 sqm | $328,000 | $469 |
| 2021-12 | 3 ROOM | 07 TO 09 | 65 sqm | $338,000 | $483 |
| 2021-10 | 3 ROOM | 04 TO 06 | 65 sqm | $315,000 | $450 |
| 2021-10 | 3 ROOM | 10 TO 12 | 65 sqm | $318,000 | $455 |
| 2021-09 | 3 ROOM | 10 TO 12 | 65 sqm | $290,000 | $414 |
| 2021-08 | 3 ROOM | 10 TO 12 | 65 sqm | $320,000 | $457 |
| 2021-08 | 3 ROOM | 10 TO 12 | 65 sqm | $323,000 | $462 |
| 2021-08 | 3 ROOM | 10 TO 12 | 65 sqm | $330,000 | $472 |
| 2021-05 | 3 ROOM | 13 TO 15 | 65 sqm | $300,000 | $429 |
| 2021-04 | 3 ROOM | 01 TO 03 | 65 sqm | $288,888 | $413 |
| 2020-08 | 3 ROOM | 07 TO 09 | 65 sqm | $285,000 | $407 |
| 2018-09 | 5 ROOM | 10 TO 12 | 130 sqm | $678,000 | $485 |