Blk 16 Upp Boon Keng Rd
Completed 1974 · 16 storeys · 273 flats · 47 years 08 months remaining · 44 resale transactions on record · adjoined flats on the record
16 storeys · completed 1974 · shops below
What the record shows
A 3-room here sold for $378,000 in Jul 2026. The same flat type in this block averaged $329,491 in 2020 - a gain of $48,509 - about $22 a day while the owner slept.
In this block, 3-room flats from floor 11 up have sold for a median of $408,888 - $40,888 more than floors 5 and below, same flat type, same block.
This block crossed 60 years remaining in 2014 - the line where CPF usage rules tighten for buyers. In Kallang/Whampoa over the last two years, flats below that line sold at a median 37% below their younger neighbours' PSF (849 sales).
Across Kallang/Whampoa, roughly 411 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Kallang/Whampoa median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,550/mo | $1,500–$3,400 | $3,000/mo | - | 14 |
Price trend
median PSF by year · ━ this block · ╌ Kallang/Whampoa · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 20 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 01 to 03 | 65 | $378,000 | $540 | 47y 08m |
| Feb 2026 | 3 ROOM | 04 to 06 | 65 | $468,000 | $669 | 48y 01m |
| Nov 2025 | 3 ROOM | 04 to 06 | 65 | $375,000 | $536 | 48y 03m |
| Aug 2025 | 3 ROOM | 13 to 15 | 65 | $463,000 | $662 | 48y 07m |
| Jul 2025 | 3 ROOM | 13 to 15 | 76 | $460,000 | $562 | 48y 08m |
| Jul 2025 | 3 ROOM | 16 to 18 | 65 | $452,000 | $646 | 48y 08m |
| Jan 2025 | 3 ROOM | 16 to 18 | 65 | $408,888 | $584 | 49y 03m |
| Jan 2025 | 3 ROOM | 07 to 09 | 76 | $460,000 | $562 | 49y 02m |
| May 2024 | 3 ROOM | 13 to 15 | 65 | $408,000 | $583 | 49y 10m |
| Jan 2024 | 5 ROOM | 07 to 09 | 141 | $875,000 | $577 | 50y 01m |
| Nov 2023 | 3 ROOM | 07 to 09 | 65 | $398,000 | $569 | 50y 03m |
| Oct 2023 | 3 ROOM | 16 to 18 | 65 | $380,000 | $543 | 50y 05m |
| Feb 2023 | 3 ROOM | 10 to 12 | 65 | $398,000 | $569 | 51y |
| Sept 2022 | 3 ROOM | 04 to 06 | 65 | $370,000 | $529 | 51y 06m |
| Jul 2022 | 3 ROOM | 04 to 06 | 65 | $352,000 | $503 | 51y 08m |
| Feb 2022 | 3 ROOM | 01 to 03 | 65 | $318,000 | $455 | 52y 01m |
| Feb 2022 | 3 ROOM | 16 to 18 | 76 | $398,000 | $487 | 52y 01m |
| Nov 2021 | 3 ROOM | 01 to 03 | 65 | $300,000 | $429 | 52y 05m |
| Aug 2021 | 3 ROOM | 04 to 06 | 76 | $368,000 | $450 | 52y 07m |
| Aug 2021 | 3 ROOM | 04 to 06 | 65 | $315,000 | $450 | 52y 07m |
| May 2021 | 3 ROOM | 07 to 09 | 65 | $315,000 | $450 | 52y 11m |
| May 2021 | 3 ROOM | 04 to 06 | 65 | $320,000 | $457 | 52y 10m |
| Apr 2021 | 3 ROOM | 04 to 06 | 65 | $300,000 | $429 | 52y 11m |
| Jan 2021 | 3 ROOM | 04 to 06 | 65 | $315,000 | $450 | 53y 02m |
| Jan 2021 | 3 ROOM | 04 to 06 | 65 | $298,888 | $427 | 53y 02m |
| Dec 2020 | 3 ROOM | 13 to 15 | 76 | $385,000 | $471 | 53y 02m |
| Oct 2020 | 3 ROOM | 10 to 12 | 65 | $321,000 | $459 | 53y 05m |
| Jun 2020 | 3 ROOM | 04 to 06 | 65 | $330,000 | $472 | 53y 09m |
| Sept 2019 | 3 ROOM | 04 to 06 | 65 | $380,000 | $543 | 54y 05m |
| Sept 2019 | 3 ROOM | 04 to 06 | 65 | $288,000 | $412 | 54y 05m |
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1974 · same generation
built 1997 · 24 more lease years than this block
3-room median $5k below this block · 9 vs 8 sales
built 1997 · 24 more lease years than this block
built 1997 · 24 more lease years than this block
built 2006 · 31 more lease years than this block
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.