Latest Sale
$588,000
2025-03 · 3 Room
How Much Is a Flat at Block 532 Upp Cross St Worth?
3 Room · Built 1980 · 54 years 06 months remaining MOP Cleared
Last updated: 13 Jun 2026
Median $/sqm
$7,574
Based on 15 txns
Total Txns
15
Since data available
5-Yr Trend
▲26.2%
vs 5 years ago
What Will You Actually Walk Away With?
Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.
Flat Type
Storey Band (closest to your floor)
How did you buy?
What are you thinking of buying next?
↑ Please select a storey band above to get your estimate.
Your Estimated Take-Home
▲ 26.2% 5-yr—
Cash
—
Yours to spend or invest freely
CPF Refund
—
Back to CPF OA — reusable for your next purchase
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
−Deductions Breakdown —
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Resale Levy
— Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
⏳ Lower transaction volume — pricing and timing matter more here. A local expert helps.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
0 flats ⚡
AVG. DAYS TO OFFER
—
Transaction density proxy
BUYER DEMAND
3.0 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
128 transactions in Upp Cross St
Highest: $850,000
Specialist 2
128 transactions in Upp Cross St
Highest: $850,000
Specialist 3
128 transactions in Upp Cross St
Highest: $850,000
1 / 2
Specialist 1
128 transactions in Upp Cross St
Highest: $850,000
Specialist 2
128 transactions in Upp Cross St
Highest: $850,000
Specialist 3
128 transactions in Upp Cross St
Highest: $850,000
Specialist 4
128 transactions in Upp Cross St
Highest: $850,000
Specialist 5
128 transactions in Upp Cross St
Highest: $850,000
Specialist 6
128 transactions in Upp Cross St
Highest: $850,000
Agent profiles launching soon
Lease Clock
Sell Now 0 yrs 54 years left 99 yrs
Key threshold: 60 years
Buyer financing is already restricted
Your block has 54 years of lease left. Buyers already face CPF usage limits and lower loan quantum when purchasing. This means fewer buyers qualify, and those who do will negotiate harder. Selling sooner gives you a larger buyer pool and a stronger sale price.
A specialist agent can target the right buyers and negotiate the best possible outcome for you.
Transaction History 15 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2025-03 | 16 TO 18 | 3 Room | 60 | $588,000 | $9,800 |
| 2024-06 | 10 TO 12 | 3 Room | 68 | $625,000 | $9,191 |
| 2024-01 | 07 TO 09 | 3 Room | 60 | $588,000 | $9,800 |
| 2023-02 | 10 TO 12 | 3 Room | 60 | $541,000 | $9,017 |
| 2022-09 | 07 TO 09 | 3 Room | 68 | $548,000 | $8,059 |
| 2021-11 | 10 TO 12 | 3 Room | 68 | $515,000 | $7,574 |
| 2021-03 | 16 TO 18 | 3 Room | 68 | $510,000 | $7,500 |
| 2020-09 | 16 TO 18 | 3 Room | 60 | $428,000 | $7,133 |
| 2019-07 | 04 TO 06 | 3 Room | 60 | $432,000 | $7,200 |
| 2018-07 | 16 TO 18 | 3 Room | 60 | $470,000 | $7,833 |
| 2018-05 | 16 TO 18 | 3 Room | 68 | $508,000 | $7,471 |
| 2018-03 | 16 TO 18 | 3 Room | 60 | $470,000 | $7,833 |
| 2017-11 | 07 TO 09 | 3 Room | 60 | $425,000 | $7,083 |
| 2017-03 | 04 TO 06 | 3 Room | 60 | $395,000 | $6,583 |
| 2017-02 | 07 TO 09 | 3 Room | 60 | $450,000 | $7,500 |
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About Block 532 Upp Cross St
Flats at Block 532 Upp Cross St have historically sold at a median of $7,972/sqm, with 15 transactions on record.
The block is a 3-minute walk from Chinatown MRT Station (179m) and is near the Upper Cross Street Blk 531A (Hong Lim Food Centre and Market) hawker centre (247m, 3 min walk).
All data is sourced from data.gov.sg and updated daily.
What's Near Block 532 Upp Cross St?
Facilities and transport within a 15-minute walk. Walking times are route-based.
MRT / LRT
CHINATOWN MRT STATION 179m · 3 min
DT18 259m · 4 min
CLARKE QUAY MRT STATION 896m · 11 min
Hawker Centres
Upper Cross Street Blk 531A (Hong Lim Food Centre and Market) 247m · 3 min
Smith Street Blk 335 (Chinatown Complex Market) 533m · 7 min
New Market Road Blk 32 (People's Park Food Centre) 640m · 8 min
Parks
HONG LIM PK 456m · 6 min
ANN SIANG HILL PK 443m · 6 min
Community Facilities
imPAct@Hong Lim Green 439m · 6 min
Chinatown Library 322m · 4 min
Other Blocks on Upp Cross St
Frequently Asked Questions
How much is a flat at Block 532 Upp Cross St?
Based on 15 recorded transactions, the median resale price is $606,500. The most recent sale was $588,000 in 2025-03.
Median by flat type (last 24 months)
Flat Type Most Recent Median
3 Room $606,500
What is my flat worth at Block 532?
The overall median resale price at Block 532 Upp Cross St is $606,500. Prices have risen 26.2% over the past 5 years.
How much cash will I actually receive when I sell my flat at Block 532?
Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 532 prices.
What is CPF accrued interest and why does it reduce my sale proceeds?
When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.
How active is the resale market at Block 532?
Block 532 has recorded 15 resale transactions — roughly 0.6 sales per month over the past 24 months. The latest transaction closed in 2025-03.
What flat types are available at Block 532?
Block 532 Upp Cross St has 3 Room units.
How much can I unlock to upgrade if I sell my HDB at Block 532?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 532?
Block 532 was built in 1980 with a 99-year lease. It has approximately 54 years 06 months remaining.
Does Block 532's remaining lease affect its resale value?
At 53 years remaining, CPF eligibility is increasingly age-dependent. Many buyers in their 30s and 40s face CPF pro-ration, reducing their effective purchasing power. Shorter bank loan tenures also raise monthly repayments for the same loan amount. Both effects narrow your buyer pool and tend to put downward pressure on price — selling sooner is worth considering.
When can I sell my flat at Block 532 Upp Cross St?
Flats at Block 532 Upp Cross St have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $606,500 excl. levy $12,710 to $14,210