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HDB · 680428

Blk 428 Choa Chu Kang Ave 4

Project page · 99-year lease from 1992

Indicative value range
S$519,952 – S$564,549
Indicative mid S$544,386 · S$5,185 psm

Based on 49 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 44310 TO 1291 sqmS$495,000S$5,440 psm×1.000S$5,440 psm
Oct 2026Blk 41410 TO 12104 sqmS$555,000S$5,337 psm×1.000S$5,337 psm
Oct 2026Blk 45607 TO 09103 sqmS$490,000S$4,757 psm×1.000S$4,757 psm
Sept 2026Blk 44713 TO 15100 sqmS$550,000S$5,500 psm×1.000S$5,500 psm
Sept 2026Blk 44613 TO 15100 sqmS$510,000S$5,100 psm×1.000S$5,100 psm
Sept 2026Blk 41804 TO 06106 sqmS$535,000S$5,047 psm×1.000S$5,047 psm
Sept 2026Blk 43501 TO 03104 sqmS$515,000S$4,952 psm×1.000S$4,952 psm
Aug 2026Blk 42110 TO 12104 sqmS$555,000S$5,337 psm×1.000S$5,337 psm
Aug 2026Blk 42710 TO 12104 sqmS$535,000S$5,144 psm×1.000S$5,144 psm
Aug 2026Blk 41401 TO 03104 sqmS$530,000S$5,096 psm×1.000S$5,096 psm
Aug 2026Blk 43304 TO 06107 sqmS$526,000S$4,916 psm×1.000S$4,916 psm
Aug 2026Blk 46504 TO 06104 sqmS$500,000S$4,808 psm×1.000S$4,808 psm
Aug 2026Blk 46507 TO 09104 sqmS$525,000S$5,048 psm×1.000S$5,048 psm
Aug 2026Blk 45204 TO 06104 sqmS$497,000S$4,779 psm×1.000S$4,779 psm
Jul 2026Blk 42104 TO 06104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
Jul 2026Blk 42310 TO 12104 sqmS$590,000S$5,673 psm×1.000S$5,673 psm
Jul 2026Blk 42510 TO 12104 sqmS$562,800S$5,412 psm×1.000S$5,412 psm
Jul 2026Blk 42201 TO 03104 sqmS$550,000S$5,288 psm×1.000S$5,288 psm
Jul 2026Blk 41401 TO 03104 sqmS$508,000S$4,885 psm×1.000S$4,885 psm
Jun 2026Blk 45210 TO 12104 sqmS$500,000S$4,808 psm×0.999S$4,801 psm
Jun 2026Blk 43307 TO 09104 sqmS$570,000S$5,481 psm×0.999S$5,473 psm
May 2026Blk 46207 TO 09103 sqmS$505,000S$4,903 psm×0.999S$4,896 psm
May 2026Blk 42601 TO 03104 sqmS$538,000S$5,173 psm×0.999S$5,165 psm
May 2026Blk 42301 TO 03104 sqmS$540,000S$5,192 psm×0.999S$5,185 psm
Apr 2026Blk 42510 TO 12104 sqmS$560,000S$5,385 psm×0.999S$5,377 psm
Apr 2026Blk 30607 TO 09106 sqmS$605,000S$5,708 psm×0.999S$5,699 psm
Apr 2026Blk 44301 TO 0391 sqmS$505,000S$5,549 psm×0.999S$5,541 psm
Mar 2026Blk 43001 TO 03104 sqmS$550,888S$5,297 psm×0.996S$5,274 psm
Mar 2026Blk 46013 TO 15104 sqmS$550,000S$5,288 psm×0.996S$5,265 psm
Mar 2026Blk 42304 TO 06104 sqmS$540,000S$5,192 psm×0.996S$5,169 psm
Mar 2026Blk 46013 TO 15103 sqmS$525,000S$5,097 psm×0.996S$5,075 psm
Mar 2026Blk 44907 TO 09103 sqmS$495,000S$4,806 psm×0.996S$4,785 psm
Mar 2026Blk 44201 TO 0390 sqmS$481,000S$5,344 psm×0.996S$5,321 psm
Feb 2026Blk 43907 TO 09106 sqmS$555,000S$5,236 psm×0.996S$5,213 psm
Feb 2026Blk 44410 TO 12100 sqmS$535,000S$5,350 psm×0.996S$5,326 psm
Feb 2026Blk 45201 TO 03103 sqmS$488,000S$4,738 psm×0.996S$4,717 psm
Feb 2026Blk 44213 TO 1590 sqmS$500,000S$5,556 psm×0.996S$5,531 psm
Feb 2026Blk 44910 TO 12103 sqmS$531,000S$5,155 psm×0.996S$5,133 psm
Feb 2026Blk 42607 TO 09104 sqmS$558,000S$5,365 psm×0.996S$5,342 psm
Feb 2026Blk 45607 TO 09105 sqmS$525,388S$5,004 psm×0.996S$4,982 psm
Feb 2026Blk 44413 TO 15100 sqmS$485,000S$4,850 psm×0.996S$4,829 psm
Jan 2026Blk 46404 TO 06104 sqmS$505,000S$4,856 psm×0.996S$4,834 psm
Jan 2026Blk 43401 TO 03111 sqmS$577,000S$5,198 psm×0.996S$5,175 psm
Jan 2026Blk 44307 TO 0991 sqmS$515,000S$5,659 psm×0.996S$5,634 psm
Jan 2026Blk 43401 TO 03114 sqmS$560,000S$4,912 psm×0.996S$4,891 psm
Jan 2026Blk 46207 TO 09103 sqmS$568,888S$5,523 psm×0.996S$5,499 psm
Jan 2026Blk 30707 TO 09109 sqmS$618,000S$5,670 psm×0.996S$5,645 psm
Jan 2026Blk 41401 TO 03104 sqmS$560,000S$5,385 psm×0.996S$5,361 psm
Dec 2025Blk 43510 TO 12104 sqmS$595,666S$5,728 psm×0.995S$5,697 psm

How accurate is this estimate for Choa Chu Kang Ave 4?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 77 sales in Choa Chu Kang 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.

7.05% gross yield

S$38,400 of rent a year against the estimate above · 0.37 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 59 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

ApprovedBlockFlatRent a month
Sept 20264214 ROOMS$3,500
Sept 20264174 ROOMS$3,500
Sept 20264354 ROOMS$3,250
Sept 20264424 ROOMS$2,700
Sept 20264604 ROOMS$1,900
Aug 20263064 ROOMS$3,800
Aug 20264144 ROOMS$3,400
Aug 20264394 ROOMS$3,000

median of 59 HDB rental approvals for 4 ROOM on Choa Chu Kang Ave 4 since 2025-11.

Buying or selling at S$544,386?

Buying: Stamp duty on S$544,386 · Cash and CPF needed on S$544,386 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$544,386.

Each opens with this figure filled in; change anything there.

Primary schools near 428 Choa Chu Kang 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 428 · 4 ROOM · 01 TO 03 · Model A · 66 years left
105 sqmS$540,000S$5,143 psm
May 2024
Blk 428 · 4 ROOM · 01 TO 03 · Model A · 67 years left
105 sqmS$504,000S$4,800 psm
Nov 2021
Blk 428 · 4 ROOM · 01 TO 03 · Model A · 70 years left
105 sqmS$425,000S$4,048 psm
See more

Showing 3 of 18.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years59 yearsS$524,950S$579,588S$624,984S$638,683
10 years54 yearsS$501,094S$610,831S$710,265S$741,742
20 years44 yearsS$447,255S$664,598S$898,581S$979,991

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.