Blk 38 Upp Boon Keng Rd
Completed 1975 · 25 storeys · 96 flats · 50 years 01 month remaining · 17 resale transactions on record
25 storeys · completed 1975 · shops below
What the record shows
A 5-room here sold for $650,000 in Jul 2025. The same flat type in this block averaged $540,714 in 2020 - a gain of $109,286 - about $50 a day while the owner slept.
In this block, 5-room flats from floor 17 up have sold for a median of $665,000 - $75,000 more than floors 8 and below, same flat type, same block.
This block crossed 60 years remaining in 2015 - 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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,500/mo | $3,500–$3,500 | $4,088/mo | - | 2 |
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 · 10 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 17
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2025 | 5 ROOM | 10 to 12 | 114 | $650,000 | $530 | 50y 01m |
| May 2025 | 5 ROOM | 07 to 09 | 114 | $688,000 | $561 | 50y 04m |
| May 2024 | 5 ROOM | 13 to 15 | 117 | $610,000 | $484 | 51y 04m |
| Feb 2024 | 5 ROOM | 22 to 24 | 117 | $700,888 | $557 | 51y 07m |
| Sept 2023 | 5 ROOM | 16 to 18 | 114 | $638,000 | $520 | 52y |
| Jan 2023 | 5 ROOM | 13 to 15 | 117 | $595,000 | $472 | 52y 08m |
| Aug 2022 | 5 ROOM | 25 to 27 | 117 | $665,000 | $528 | 53y 01m |
| Mar 2022 | 5 ROOM | 07 to 09 | 114 | $545,000 | $444 | 53y 06m |
| Jan 2022 | 5 ROOM | 22 to 24 | 117 | $600,000 | $476 | 53y 08m |
| Nov 2021 | 5 ROOM | 07 to 09 | 117 | $590,000 | $468 | 53y 10m |
| Jan 2021 | 5 ROOM | 10 to 12 | 119 | $500,000 | $390 | 54y 10m |
| Dec 2020 | 5 ROOM | 04 to 06 | 117 | $480,000 | $381 | 54y 09m |
| Nov 2020 | 5 ROOM | 10 to 12 | 117 | $540,000 | $429 | 54y 10m |
| Nov 2020 | 5 ROOM | 22 to 24 | 114 | $530,000 | $432 | 54y 10m |
| May 2020 | 5 ROOM | 04 to 06 | 117 | $482,000 | $383 | 55y 04m |
| Feb 2019 | 5 ROOM | 25 to 27 | 119 | $525,000 | $410 | 56y 06m |
| Jul 2018 | 5 ROOM | 07 to 09 | 114 | $505,000 | $412 | 57y 01m |
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
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 1975 · same generation
built 1974 · same generation
built 1989 · 14 more lease years than this block
built 1989 · 14 more lease years than this block
built 1989 · 13 more lease years than this block
built 1989 · 14 more lease years than this block
Condos nearby
Grounded in this block’s own resale record, trend and lease - ask away.