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HDB · 550539

Blk 539 Serangoon Nth Ave 4

Project page · 99-year lease from 1992

Indicative value range
S$1,022,375 – S$1,123,474
Indicative mid S$1,085,583 · S$7,385 psm

Based on 22 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 53904 TO 06147 sqmS$990,000S$6,735 psm×1.000S$6,735 psm
Oct 2026Blk 54207 TO 09147 sqmS$1,120,000S$7,619 psm×1.000S$7,619 psm
Oct 2026Blk 52507 TO 09147 sqmS$1,130,888S$7,693 psm×1.000S$7,693 psm
Sept 2026Blk 51907 TO 09147 sqmS$1,081,000S$7,354 psm×1.000S$7,354 psm
Sept 2026Blk 50610 TO 12145 sqmS$1,160,000S$8,000 psm×1.000S$8,000 psm
Sept 2026Blk 54201 TO 03149 sqmS$970,000S$6,510 psm×1.000S$6,510 psm
Sept 2026Blk 53504 TO 06149 sqmS$1,088,000S$7,302 psm×1.000S$7,302 psm
Sept 2026Blk 54201 TO 03149 sqmS$1,105,000S$7,416 psm×1.000S$7,416 psm
Sept 2026Blk 52604 TO 06147 sqmS$1,140,000S$7,755 psm×1.000S$7,755 psm
Jul 2026Blk 53904 TO 06147 sqmS$1,025,000S$6,973 psm×1.000S$6,973 psm
Jul 2026Blk 52007 TO 09147 sqmS$1,100,000S$7,483 psm×1.000S$7,483 psm
Jul 2026Blk 52004 TO 06147 sqmS$1,030,000S$7,007 psm×1.000S$7,007 psm
Jul 2026Blk 506A13 TO 15146 sqmS$1,130,000S$7,740 psm×1.000S$7,740 psm
Apr 2026Blk 52610 TO 12147 sqmS$1,120,000S$7,619 psm×0.999S$7,608 psm
Mar 2026Blk 53504 TO 06149 sqmS$980,000S$6,577 psm×0.996S$6,548 psm
Mar 2026Blk 51907 TO 09147 sqmS$1,168,168S$7,947 psm×0.996S$7,912 psm
Mar 2026Blk 54201 TO 03147 sqmS$1,010,000S$6,871 psm×0.996S$6,840 psm
Mar 2026Blk 54204 TO 06149 sqmS$1,040,000S$6,980 psm×0.996S$6,949 psm
Jan 2026Blk 53704 TO 06149 sqmS$1,145,000S$7,685 psm×0.996S$7,651 psm
Jan 2026Blk 50613 TO 15149 sqmS$1,130,000S$7,584 psm×0.996S$7,550 psm
Jan 2026Blk 51901 TO 03147 sqmS$1,005,000S$6,837 psm×0.996S$6,806 psm
Dec 2025Blk 52007 TO 09147 sqmS$1,080,000S$7,347 psm×0.995S$7,307 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.

4.20% gross yield

S$45,600 of rent a year against the estimate above · 0.67 points below flats like it

Homes like this rent for about S$3,800 a month, the middle of 23 approvals in the last year.

Across Singapore these flats yield 4.87%, from 46 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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
Jul 2026527EXECUTIVES$3,800
Jul 2026519EXECUTIVES$3,750
Jun 2026520EXECUTIVES$3,800
Jun 2026537EXECUTIVES$3,800
Jun 2026527EXECUTIVES$3,500
May 2026506AEXECUTIVES$5,500
May 2026506EXECUTIVES$5,000
May 2026535EXECUTIVES$4,000

median of 23 HDB rental approvals for EXECUTIVE on Serangoon Nth Ave 4 since 2025-11.

Buying or selling at S$1,085,583?

Buying: Stamp duty on S$1,085,583 · Cash and CPF needed on S$1,085,583 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,085,583.

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

Primary schools near 539 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 539 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left
147 sqmS$990,000S$6,735 psm
Jul 2026
Blk 539 · EXECUTIVE · 04 TO 06 · Maisonette · 65 years left
147 sqmS$1,025,000S$6,973 psm
Nov 2025
Blk 539 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left
147 sqmS$975,888S$6,639 psm
Aug 2025
Blk 539 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left
147 sqmS$992,888S$6,754 psm
Feb 2025
Blk 539 · EXECUTIVE · 07 TO 09 · Apartment · 67 years left
149 sqmS$1,100,000S$7,383 psm
Apr 2024
Blk 539 · EXECUTIVE · 04 TO 06 · Maisonette · 68 years left
147 sqmS$935,000S$6,361 psm
Feb 2024
Blk 539 · EXECUTIVE · 01 TO 03 · Maisonette · 68 years left
147 sqmS$865,000S$5,884 psm
Apr 2023
Blk 539 · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left
147 sqmS$838,000S$5,701 psm
See more

Showing 8 of 63.

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$1,046,826S$1,155,780S$1,246,307S$1,273,624
10 years54 yearsS$999,253S$1,218,084S$1,416,370S$1,479,139
20 years44 yearsS$891,890S$1,325,302S$1,791,899S$1,954,241

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.