District 08 · Kallang · RCR
Rangoon 88
Rangoon Road · Apartment · Freehold
Current PSF
$1,706
+7.0% vs district median
Gross yield
4.2%
median rent $3,000/mo
3-year gain
13.5%
Transactions · 5y
18
1 in last 12 months
Nearest MRT
Farrer Park Mrt Station · 238.493m
NEL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
mixed zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Farrer Park Primary School 445m · Phase 2C 0.2× · Hong Wen School 899m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.3km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 485m - 4 hawker centres within 1km
Green
City Green · 330m - 5 parks within 1km
Mall
City Square Mall · 422m
Health
Farrer Park Hospital (hospital) · 214m
Who lives in Kallang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
101,290
Median age
46 yrs
41% under 40 · getting older
Children 0–9
8,060
▼ 8% since 2015 · future P1 demand
Household size
2.7 avg
Homes
78% HDB
19% condo · 1% landed
Degree holders
33%
residents 15+
Commute
60% transit
18% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,583
2022
$1,388
-12.3%
2023
$1,503
+8.3%
2024
$1,529
+1.7%
2025
$1,663
+8.8%
2026
$1,706
+2.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $2,900/mo | $5.27 | 3.7% | 110 |
| 2BR | $4,200/mo | $4.00 | 2.8% | 14 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $918,000 | 538 | $1,706 | 01-05 |
| Feb 2025 | $733,888 | 441 | $1,663 | 01-05 |
| Aug 2024 | $1,250,888 | 818 | $1,529 | 01-05 |
| Dec 2023 | $720,000 | 420 | $1,715 | 01-05 |
| Oct 2023 | $820,000 | 581 | $1,411 | 01-05 |
| Aug 2023 | $720,000 | 441 | $1,631 | 01-05 |
| May 2023 | $850,000 | 560 | $1,519 | 01-05 |
| May 2023 | $690,000 | 420 | $1,644 | 01-05 |
| Apr 2023 | $828,000 | 635 | $1,304 | 01-05 |
| Apr 2023 | $805,000 | 560 | $1,438 | 01-05 |
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More in District 08
The HDB blocks next door
The entry point, measured: what the resale flats around Rangoon 88 actually sell for - this project trades at 2.4× the nearest block’s PSF.