Blk 419 Choa Chu Kang Ave 4
Project page · 99-year lease from 1993
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 419 | 07 TO 09 | 143 sqm | S$840,000 | S$5,874 psm | ×1.000 | S$5,874 psm |
| Jul 2026 | Blk 419 | 07 TO 09 | 148 sqm | S$888,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jan 2026 | Blk 419 | 07 TO 09 | 148 sqm | S$888,000 | S$6,000 psm | ×0.996 | S$5,973 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.
4.62% gross yield
S$40,800 of rent a year against the estimate above · 0.25 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 13 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 457 | EXECUTIVE | S$4,000 |
| May 2026 | 436 | EXECUTIVE | S$3,900 |
| May 2026 | 453 | EXECUTIVE | S$3,850 |
| Apr 2026 | 453 | EXECUTIVE | S$3,600 |
| Apr 2026 | 454 | EXECUTIVE | S$3,400 |
| Mar 2026 | 458 | EXECUTIVE | S$3,250 |
| Mar 2026 | 461 | EXECUTIVE | S$3,050 |
| Feb 2026 | 461 | EXECUTIVE | S$3,000 |
median of 13 HDB rental approvals for EXECUTIVE on Choa Chu Kang Ave 4 since 2025-11.
Buying or selling at S$884,071?
Buying: Stamp duty on S$884,071 · Cash and CPF needed on S$884,071 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$884,071.
Each opens with this figure filled in; change anything there.
Primary schools near 419 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
- Chua Chu Kang Primary School · 408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 499 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Concord Primary School · 535 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Teck Whye Primary School · 1,276 m · no 2025 Phase 2C ballot
- De La Salle School · 1,384 m · no 2025 Phase 2C ballot
- Kranji Primary School · 1,393 m
- Yew Tee Primary School · 1,896 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 419 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 143 sqm | S$840,000 | S$5,874 psm |
| Jul 2026 | Blk 419 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 148 sqm | S$888,000 | S$6,000 psm |
| Jan 2026 | Blk 419 · EXECUTIVE · 07 TO 09 · Apartment · 67 years left | 148 sqm | S$888,000 | S$6,000 psm |
| Apr 2025 | Blk 419 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 148 sqm | S$835,000 | S$5,642 psm |
| Jun 2024 | Blk 419 · EXECUTIVE · 10 TO 12 · Apartment · 68 years left | 150 sqm | S$818,000 | S$5,453 psm |
| Mar 2024 | Blk 419 · EXECUTIVE · 04 TO 06 · Apartment · 68 years left | 143 sqm | S$726,888 | S$5,083 psm |
| Aug 2023 | Blk 419 · EXECUTIVE · 01 TO 03 · Apartment · 69 years left | 143 sqm | S$710,000 | S$4,965 psm |
| Sept 2022 | Blk 419 · EXECUTIVE · 13 TO 15 · Apartment · 70 years left | 143 sqm | S$800,000 | S$5,594 psm |
| Dec 2021 | Blk 419 · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 148 sqm | S$680,000 | S$4,595 psm |
Showing 9 of 24.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 419 · EXECUTIVE | S$3,700 | — |
| Sept 2024 | Blk 419 · EXECUTIVE | S$3,700 | — |
| Sept 2023 | Blk 419 · EXECUTIVE | S$3,800 | — |
| Sept 2021 | Blk 419 · EXECUTIVE | S$2,300 | — |
| Jun 2021 | Blk 419 · EXECUTIVE | S$2,200 | — |
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 65 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 | 60 years | S$856,080 | S$945,182 | S$1,019,213 | S$1,041,552 |
| 10 years | 55 years | S$825,516 | S$1,006,299 | S$1,170,109 | S$1,221,965 |
| 20 years | 45 years | S$747,864 | S$1,111,286 | S$1,502,535 | S$1,638,661 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.