Blk 122A Sengkang East Way
Project page · 99-year lease from 2000
Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 122A | 16 TO 18 | 110 sqm | S$608,888 | S$5,535 psm | ×1.000 | S$5,535 psm |
| Jul 2026 | Blk 122A | 07 TO 09 | 110 sqm | S$620,000 | S$5,636 psm | ×1.000 | S$5,636 psm |
| May 2026 | Blk 122A | 04 TO 06 | 110 sqm | S$600,000 | S$5,455 psm | ×0.999 | S$5,446 psm |
How accurate is this estimate for Sengkang East Way?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 44 sales in Sengkang East Way since.
- Median error
- 5.5%
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.
6.85% gross yield
S$41,700 of rent a year against the estimate above · 0.93 points above flats like it
Homes like this rent for about S$3,475 a month, the middle of 88 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.92%, from 23 blocks.
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 | 260A | 5 ROOM | S$4,050 |
| Sept 2026 | 260B | 5 ROOM | S$3,600 |
| Sept 2026 | 260C | 5 ROOM | S$3,400 |
| Sept 2026 | 260D | 5 ROOM | S$3,380 |
| Sept 2026 | 122 | 5 ROOM | S$3,300 |
| Sept 2026 | 325A | 5 ROOM | S$3,150 |
| Sept 2026 | 122 | 5 ROOM | S$3,000 |
| Sept 2026 | 261D | 5 ROOM | S$2,900 |
median of 88 HDB rental approvals for 5 ROOM on Sengkang East Way since 2025-11.
Buying or selling at S$608,889?
Buying: Stamp duty on S$608,889 · Cash and CPF needed on S$608,889 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$608,889.
Each opens with this figure filled in; change anything there.
Primary schools near 122a Sengkang East Way
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
- North Spring Primary School · 195 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 697 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 734 m · no 2025 Phase 2C ballot
- Mee Toh School · 879 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- North Vista Primary School · 1,133 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,155 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greendale Primary School · 1,241 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,438 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,490 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,591 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,612 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Horizon Primary School · 1,613 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,690 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Waterway Primary School · 1,887 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,940 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Oasis Primary School · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol View Primary School · 2,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 122A · 5 ROOM · 16 TO 18 · Improved · 73 years left | 110 sqm | S$608,888 | S$5,535 psm |
| Jul 2026 | Blk 122A · 5 ROOM · 07 TO 09 · Improved · 73 years left | 110 sqm | S$620,000 | S$5,636 psm |
| May 2026 | Blk 122A · 5 ROOM · 04 TO 06 · Improved · 73 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Mar 2024 | Blk 122A · 5 ROOM · 16 TO 18 · Improved · 76 years left | 110 sqm | S$610,000 | S$5,545 psm |
| Mar 2024 | Blk 122A · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Feb 2024 | Blk 122A · 5 ROOM · 07 TO 09 · Improved · 76 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Oct 2023 | Blk 122A · 4 ROOM · 07 TO 09 · Model A · 76 years left | 90 sqm | S$480,000 | S$5,333 psm |
| Sept 2023 | Blk 122A · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Sept 2023 | Blk 122A · 5 ROOM · 04 TO 06 · Improved · 76 years left | 110 sqm | S$536,000 | S$4,873 psm |
| Jun 2023 | Blk 122A · 5 ROOM · 16 TO 18 · Improved · 76 years left | 110 sqm | S$568,000 | S$5,164 psm |
| Dec 2022 | Blk 122A · 5 ROOM · 01 TO 03 · Improved · 77 years left | 108 sqm | S$510,000 | S$4,722 psm |
| Nov 2022 | Blk 122A · 5 ROOM · 01 TO 03 · Improved · 77 years left | 108 sqm | S$500,000 | S$4,630 psm |
| Aug 2022 | Blk 122A · 5 ROOM · 16 TO 18 · Improved · 77 years left | 110 sqm | S$538,000 | S$4,891 psm |
| Aug 2022 | Blk 122A · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$518,000 | S$4,709 psm |
| May 2022 | Blk 122A · 4 ROOM · 04 TO 06 · Model A · 77 years left | 90 sqm | S$440,000 | S$4,889 psm |
| Mar 2022 | Blk 122A · 5 ROOM · 01 TO 03 · Improved · 78 years left | 108 sqm | S$455,000 | S$4,213 psm |
Showing 16 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 122A · 5 ROOM | S$3,300 | — |
| Jul 2026 | Blk 122A · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 122A · 5 ROOM | S$3,000 | — |
| Apr 2026 | Blk 122A · 5 ROOM | S$3,100 | — |
| Dec 2025 | Blk 122A · 5 ROOM | S$3,300 | — |
| Nov 2025 | Blk 122A · 5 ROOM | S$3,200 | — |
| Oct 2025 | Blk 122A · 5 ROOM | S$3,000 | — |
| Sept 2025 | Blk 122A · 5 ROOM | S$3,300 | — |
| Sept 2025 | Blk 122A · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 122A · 5 ROOM | S$3,000 | — |
| Aug 2025 | Blk 122A · 5 ROOM | S$2,800 | — |
| Jan 2025 | Blk 122A · 5 ROOM | S$3,200 | — |
| Dec 2024 | Blk 122A · 5 ROOM | S$3,380 | — |
| Dec 2024 | Blk 122A · 5 ROOM | S$2,500 | — |
| Sept 2024 | Blk 122A · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 122A · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 122A · 5 ROOM | S$3,100 | — |
| Jan 2024 | Blk 122A · 5 ROOM | S$3,000 | — |
| Dec 2023 | Blk 122A · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 122A · 5 ROOM | S$3,300 | — |
| Nov 2023 | Blk 122A · 5 ROOM | S$3,200 | — |
| Oct 2023 | Blk 122A · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 122A · 5 ROOM | S$3,500 | — |
| Aug 2023 | Blk 122A · 5 ROOM | S$2,500 | — |
| Jun 2023 | Blk 122A · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 122A · 5 ROOM | S$3,300 | — |
| Apr 2023 | Blk 122A · 5 ROOM | S$2,400 | — |
| Mar 2023 | Blk 122A · 5 ROOM | S$2,800 | — |
| Jan 2023 | Blk 122A · 5 ROOM | S$2,500 | — |
| Dec 2022 | Blk 122A · 5 ROOM | S$2,500 | — |
| Aug 2022 | Blk 122A · 5 ROOM | S$3,100 | — |
| Jul 2022 | Blk 122A · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 122A · 5 ROOM | S$1,800 | — |
| Jan 2022 | Blk 122A · 5 ROOM | S$2,100 | — |
| Dec 2021 | Blk 122A · 5 ROOM | S$2,800 | — |
| Nov 2021 | Blk 122A · 5 ROOM | S$2,450 | — |
| Nov 2021 | Blk 122A · 5 ROOM | S$2,000 | — |
| Sept 2021 | Blk 122A · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 122A · 5 ROOM | S$2,000 | — |
| Jan 2021 | Blk 122A · 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 72 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 | 67 years | S$584,173 | S$644,974 | S$695,492 | S$710,736 |
| 10 years | 62 years | S$565,678 | S$689,558 | S$801,807 | S$837,341 |
| 20 years | 52 years | S$520,693 | S$773,722 | S$1,046,125 | S$1,140,902 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% 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.