Blk 534 Serangoon Nth Ave 4
Project page · 99-year lease from 1992
Based on 26 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 529 | 04 TO 06 | 110 sqm | S$666,000 | S$6,055 psm | ×1.000 | S$6,055 psm |
| Oct 2026 | Blk 524 | 07 TO 09 | 104 sqm | S$670,000 | S$6,442 psm | ×1.000 | S$6,442 psm |
| Oct 2026 | Blk 509 | 01 TO 03 | 102 sqm | S$590,000 | S$5,784 psm | ×1.000 | S$5,784 psm |
| Oct 2026 | Blk 532 | 07 TO 09 | 103 sqm | S$646,000 | S$6,272 psm | ×1.000 | S$6,272 psm |
| Sept 2026 | Blk 528 | 04 TO 06 | 110 sqm | S$678,000 | S$6,164 psm | ×1.000 | S$6,164 psm |
| Aug 2026 | Blk 533 | 10 TO 12 | 104 sqm | S$615,000 | S$5,913 psm | ×1.000 | S$5,913 psm |
| Aug 2026 | Blk 511 | 04 TO 06 | 100 sqm | S$670,000 | S$6,700 psm | ×1.000 | S$6,700 psm |
| Aug 2026 | Blk 532 | 01 TO 03 | 103 sqm | S$608,000 | S$5,903 psm | ×1.000 | S$5,903 psm |
| Aug 2026 | Blk 534 | 10 TO 12 | 104 sqm | S$640,000 | S$6,154 psm | ×1.000 | S$6,154 psm |
| Aug 2026 | Blk 523 | 04 TO 06 | 104 sqm | S$653,000 | S$6,279 psm | ×1.000 | S$6,279 psm |
| Jul 2026 | Blk 535A | 07 TO 09 | 104 sqm | S$623,888 | S$5,999 psm | ×1.000 | S$5,999 psm |
| Jul 2026 | Blk 533 | 07 TO 09 | 104 sqm | S$678,888 | S$6,528 psm | ×1.000 | S$6,528 psm |
| Jun 2026 | Blk 532 | 04 TO 06 | 103 sqm | S$610,000 | S$5,922 psm | ×0.999 | S$5,914 psm |
| Jun 2026 | Blk 517 | 10 TO 12 | 104 sqm | S$678,000 | S$6,519 psm | ×0.999 | S$6,510 psm |
| Jun 2026 | Blk 540 | 04 TO 06 | 104 sqm | S$645,000 | S$6,202 psm | ×0.999 | S$6,193 psm |
| Apr 2026 | Blk 511 | 07 TO 09 | 100 sqm | S$643,000 | S$6,430 psm | ×0.999 | S$6,420 psm |
| Mar 2026 | Blk 529 | 07 TO 09 | 108 sqm | S$728,000 | S$6,741 psm | ×0.996 | S$6,711 psm |
| Mar 2026 | Blk 540 | 04 TO 06 | 104 sqm | S$615,000 | S$5,913 psm | ×0.996 | S$5,887 psm |
| Feb 2026 | Blk 538 | 04 TO 06 | 103 sqm | S$618,000 | S$6,000 psm | ×0.996 | S$5,973 psm |
| Jan 2026 | Blk 509 | 04 TO 06 | 101 sqm | S$660,000 | S$6,535 psm | ×0.996 | S$6,506 psm |
| Dec 2025 | Blk 536 | 01 TO 03 | 103 sqm | S$585,000 | S$5,680 psm | ×0.995 | S$5,649 psm |
| Dec 2025 | Blk 518 | 07 TO 09 | 104 sqm | S$660,000 | S$6,346 psm | ×0.995 | S$6,312 psm |
| Dec 2025 | Blk 532 | 04 TO 06 | 103 sqm | S$625,000 | S$6,068 psm | ×0.995 | S$6,035 psm |
| Dec 2025 | Blk 535A | 01 TO 03 | 104 sqm | S$575,000 | S$5,529 psm | ×0.995 | S$5,499 psm |
| Dec 2025 | Blk 524 | 04 TO 06 | 104 sqm | S$650,000 | S$6,250 psm | ×0.995 | S$6,216 psm |
| Dec 2025 | Blk 508 | 04 TO 06 | 100 sqm | S$610,000 | S$6,100 psm | ×0.995 | S$6,067 psm |
How accurate is this estimate for Serangoon Nth Ave 4?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 57 sales in Serangoon Nth Ave 4 since.
- Median error
- 4.3%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.18% gross yield
S$39,600 of rent a year against the estimate above · 0.5 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 38 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 534 | 4 ROOM | S$3,500 |
| Sept 2026 | 518 | 4 ROOM | S$3,000 |
| Aug 2026 | 514 | 4 ROOM | S$3,500 |
| Aug 2026 | 509 | 4 ROOM | S$3,300 |
| Aug 2026 | 511 | 4 ROOM | S$3,300 |
| Aug 2026 | 530 | 4 ROOM | S$2,400 |
| Jul 2026 | 521 | 4 ROOM | S$3,600 |
| Jul 2026 | 541 | 4 ROOM | S$3,600 |
median of 38 HDB rental approvals for 4 ROOM on Serangoon Nth Ave 4 since 2025-11.
Buying or selling at S$640,509?
Buying: Stamp duty on S$640,509 · Cash and CPF needed on S$640,509 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$640,509.
Each opens with this figure filled in; change anything there.
Primary schools near 534 Serangoon Nth Ave 4
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Rosyth School · 91 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 739 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 868 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Yio Chu Kang Primary School · 1,239 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,523 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,572 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,672 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 534 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 104 sqm | S$640,000 | S$6,154 psm |
| Sept 2023 | Blk 534 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$575,000 | S$5,529 psm |
| Aug 2022 | Blk 534 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 104 sqm | S$548,888 | S$5,278 psm |
| Mar 2022 | Blk 534 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 122 sqm | S$580,000 | S$4,754 psm |
| Mar 2022 | Blk 534 · 4 ROOM · 04 TO 06 · Model A · 70 years left | 104 sqm | S$520,000 | S$5,000 psm |
Showing 5 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 534 · 4 ROOM | S$3,500 | — |
| Apr 2026 | Blk 534 · 5 ROOM | S$3,500 | — |
| Oct 2025 | Blk 534 · 5 ROOM | S$3,400 | — |
| Aug 2025 | Blk 534 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 534 · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 534 · 4 ROOM | S$3,400 | — |
| Oct 2024 | Blk 534 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 534 · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 534 · 5 ROOM | S$3,000 | — |
| Jun 2023 | Blk 534 · 4 ROOM | S$3,600 | — |
| May 2023 | Blk 534 · 5 ROOM | S$3,300 | — |
| Feb 2023 | Blk 534 · 5 ROOM | S$3,200 | — |
| Sept 2022 | Blk 534 · 4 ROOM | S$3,200 | — |
| Mar 2022 | Blk 534 · 5 ROOM | S$3,200 | — |
| Aug 2021 | Blk 534 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 534 · 4 ROOM | S$2,050 | — |
| Apr 2021 | Blk 534 · 5 ROOM | S$2,500 | — |
| Apr 2021 | Blk 534 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 534 · 5 ROOM | S$2,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 64 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 59 years | S$617,642 | S$681,926 | S$735,338 | S$751,455 |
| 10 years | 54 years | S$589,573 | S$718,686 | S$835,678 | S$872,712 |
| 20 years | 44 years | S$526,227 | S$781,946 | S$1,057,245 | S$1,153,029 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.99% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.