Blk 538 Upp Cross St
Central Area · Singapore 050538 · 90 resale transactions since 1990-01 · last sold 2026-07
Buyer-pool verdict
57% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2057.
Median psf (12m)
$921
Lease remaining
51 yrs
from 1978
Floor premium
—
top vs bottom band
Transactions
90
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 | 2007 | — | Pro-rated 73% |
| 30 | 2012 | — | Pro-rated 79% |
| 35 | 2017 | — | Pro-rated 85% |
| 40 | 2022 | — | Pro-rated 93% |
| 45 | 2027 | 1 | Full CPF |
| 50 | 2032 | 6 | Full CPF |
| 55 | 2037 | 11 | Full CPF |
No CPF at all from 2057 (31 years away). Lease expires 2077.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $595,000 | $921 | $235,000 | 90 |
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
$–$
30 transactions · median $472,500 · $713 psf · range $395,000–$610,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 3 ROOM | 10 TO 12 | 60 sqm | $610,000 | $945 |
| 2025-08 | 3 ROOM | 13 TO 15 | 60 sqm | $580,000 | $898 |
| 2025-02 | 3 ROOM | 16 TO 18 | 60 sqm | $528,000 | $818 |
| 2024-04 | 3 ROOM | 13 TO 15 | 68 sqm | $550,000 | $751 |
| 2024-03 | 3 ROOM | 10 TO 12 | 68 sqm | $522,000 | $713 |
| 2023-12 | 3 ROOM | 13 TO 15 | 68 sqm | $522,000 | $713 |
| 2022-09 | 3 ROOM | 07 TO 09 | 60 sqm | $465,000 | $720 |
| 2022-05 | 3 ROOM | 10 TO 12 | 68 sqm | $555,000 | $758 |
| 2022-03 | 3 ROOM | 07 TO 09 | 60 sqm | $470,000 | $728 |
| 2021-12 | 3 ROOM | 16 TO 18 | 60 sqm | $515,000 | $797 |
| 2021-10 | 3 ROOM | 16 TO 18 | 68 sqm | $530,000 | $724 |
| 2021-05 | 3 ROOM | 07 TO 09 | 68 sqm | $458,000 | $626 |
| 2020-11 | 3 ROOM | 16 TO 18 | 68 sqm | $475,000 | $649 |
| 2020-10 | 3 ROOM | 10 TO 12 | 60 sqm | $422,000 | $653 |
| 2020-07 | 3 ROOM | 13 TO 15 | 60 sqm | $423,000 | $655 |
| 2020-01 | 3 ROOM | 10 TO 12 | 60 sqm | $414,000 | $641 |
| 2019-12 | 3 ROOM | 13 TO 15 | 60 sqm | $420,000 | $650 |
| 2018-10 | 3 ROOM | 16 TO 18 | 60 sqm | $488,888 | $757 |
| 2017-10 | 3 ROOM | 07 TO 09 | 68 sqm | $480,000 | $656 |
| 2016-10 | 3 ROOM | 10 TO 12 | 60 sqm | $470,000 | $728 |
| 2016-03 | 3 ROOM | 07 TO 09 | 60 sqm | $415,000 | $643 |
| 2015-12 | 3 ROOM | 13 TO 15 | 60 sqm | $440,888 | $683 |
| 2015-06 | 3 ROOM | 16 TO 18 | 60 sqm | $475,000 | $735 |
| 2015-01 | 3 ROOM | 10 TO 12 | 68 sqm | $455,000 | $622 |
| 2014-12 | 3 ROOM | 10 TO 12 | 60 sqm | $453,000 | $701 |
| 2013-10 | 3 ROOM | 16 TO 18 | 68 sqm | $520,000 | $710 |
| 2013-04 | 3 ROOM | 16 TO 18 | 60 sqm | $495,000 | $766 |
| 2012-07 | 3 ROOM | 16 TO 18 | 60 sqm | $470,000 | $728 |
| 2011-11 | 3 ROOM | 07 TO 09 | 60 sqm | $415,000 | $643 |
| 2011-05 | 3 ROOM | 07 TO 09 | 60 sqm | $395,000 | $612 |