How Much Is a Flat at Block 535 Upp Cross St Worth?

3 Room · Built 1980 · 53 years 07 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$598,000

2026-01 · 3 Room

Median $/sqm

$7,833

Based on 11 txns

Total Txns

11

Since data available

5-Yr Trend

▲22.1%

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?

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)

1 flats ⚡

AVG. DAYS TO OFFER

~180 days

Transaction density proxy

BUYER DEMAND

3.3 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

Sell Now
0 yrs 53 years left 99 yrs

Key threshold: 60 years

Buyer financing is already restricted

Your block has 53 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 11 total

Date Floor Type sqm Price $/sqm
2026-01 07 TO 09 3 Room 68 $598,000 $8,794
2025-03 13 TO 15 3 Room 60 $535,000 $8,917
2024-06 07 TO 09 3 Room 60 $470,000 $7,833
2024-04 10 TO 12 3 Room 68 $560,888 $8,248
2023-10 13 TO 15 3 Room 60 $475,000 $7,917
2023-07 16 TO 18 3 Room 68 $600,000 $8,824
2021-07 13 TO 15 3 Room 60 $432,000 $7,200
2021-01 10 TO 12 3 Room 60 $426,000 $7,100
2020-02 10 TO 12 3 Room 60 $420,000 $7,000
2019-03 07 TO 09 3 Room 60 $451,000 $7,517
2018-11 13 TO 15 3 Room 60 $450,000 $7,500
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About Block 535 Upp Cross St

Flats at Block 535 Upp Cross St have been selling at a median of $8,794/sqm, mainly 3-room flats at $598,000 median, with 1 transaction recorded.

The block is a 4-minute walk from Chinatown MRT Station (319m) and is near the Upper Cross Street Blk 531A (Hong Lim Food Centre and Market) hawker centre (191m, 3 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 535 Upp Cross St?

Facilities and transport within a 15-minute walk. Walking times are route-based.

MRT / LRT

CHINATOWN MRT STATION 319m · 4 min
DT18 332m · 5 min
CLARKE QUAY MRT STATION 830m · 10 min

Hawker Centres

Upper Cross Street Blk 531A (Hong Lim Food Centre and Market) 191m · 3 min
New Market Road Blk 32 (People's Park Food Centre) 780m · 10 min
Smith Street Blk 335 (Chinatown Complex Market) 607m · 8 min

Parks

HONG LIM PK 390m · 5 min
TELOK AYER GREEN 513m · 7 min

Community Facilities

imPAct@Hong Lim Green 324m · 4 min
Chinatown Library 367m · 5 min

Other Blocks on Upp Cross St

Block 532 Upp Cross St Block 533 Upp Cross St Block 536 Upp Cross St

Frequently Asked Questions

How much is a flat at Block 535 Upp Cross St?

Based on 11 recorded transactions, the median resale price is $535,000. The most recent sale was $598,000 in 2026-01.

Median by flat type (last 24 months)

Flat Type Most Recent Median
3 Room $535,000

What is my flat worth at Block 535?

The overall median resale price at Block 535 Upp Cross St is $535,000. Prices have risen 22.1% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 535?

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 535 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 535?

Block 535 has recorded 11 resale transactions — roughly 0.5 sales per month over the past 24 months. The latest transaction closed in 2026-01.

What flat types are available at Block 535?

Block 535 Upp Cross St has 3 Room units.

How much can I unlock to upgrade if I sell my HDB at Block 535?

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 535?

Block 535 was built in 1980 with a 99-year lease. It has approximately 53 years 07 months remaining.

Does Block 535'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 535 Upp Cross St?

Flats at Block 535 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 $535,000 excl. levy $11,280 to $12,780