Blk 355A Anchorvale Lane
Project page · 99-year lease from 2021
Based on 3 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 353A | 10 TO 12 | 47 sqm | S$418,888 | S$8,913 psm | ×1.000 | S$8,913 psm |
| Aug 2026 | Blk 353A | 07 TO 09 | 47 sqm | S$398,000 | S$8,468 psm | ×1.000 | S$8,468 psm |
| Jul 2026 | Blk 355A | 13 TO 15 | 47 sqm | S$402,888 | S$8,572 psm | ×1.000 | S$8,572 psm |
How accurate is this estimate for Anchorvale Lane?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 46 sales in Anchorvale Lane since.
- Median error
- 2.8%
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.
7.15% gross yield
S$28,800 of rent a year against the estimate above · 0.23 points below flats like it
Homes like this rent for about S$2,400 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.38%, from 48 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 | 353A | 2 ROOM | S$2,650 |
| Jul 2026 | 355A | 2 ROOM | S$2,400 |
| May 2026 | 353A | 2 ROOM | S$2,500 |
| Jan 2026 | 355A | 2 ROOM | S$2,500 |
| Jan 2026 | 355A | 2 ROOM | S$2,300 |
| Dec 2025 | 355A | 2 ROOM | S$2,400 |
| Nov 2025 | 353B | 2 ROOM | S$2,600 |
| Nov 2025 | 355A | 2 ROOM | S$2,400 |
median of 9 HDB rental approvals for 2 ROOM on Anchorvale Lane since 2025-11.
Buying or selling at S$402,888?
Buying: Stamp duty on S$402,888 · Cash and CPF needed on S$402,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$402,888.
Each opens with this figure filled in; change anything there.
Primary schools near 355a Anchorvale Lane
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
- Anchor Green Primary School · 234 m · no 2025 Phase 2C ballot
- Springdale Primary School · 463 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 567 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 674 m · no 2025 Phase 2C ballot
1 to 2 km
- Sengkang Green Primary School · 1,049 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,095 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fernvale Primary School · 1,170 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,352 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,535 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,572 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,604 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,614 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,690 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,885 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,983 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 355A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Sept 2026 | Blk 355A · 2 ROOM · 16 TO 18 · 2-room · 93 years left | 38 sqm | S$391,000 | S$10,289 psm |
| Aug 2026 | Blk 355A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2026 | Blk 355A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Aug 2026 | Blk 355A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$559,000 | S$8,221 psm |
| Jul 2026 | Blk 355A · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 47 sqm | S$402,888 | S$8,572 psm |
| May 2026 | Blk 355A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Feb 2026 | Blk 355A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$559,000 | S$8,221 psm |
| Jan 2026 | Blk 355A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jan 2026 | Blk 355A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Dec 2025 | Blk 355A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$565,000 | S$8,309 psm |
| Nov 2025 | Blk 355A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$736,000 | S$7,914 psm |
| Sept 2025 | Blk 355A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$606,000 | S$6,516 psm |
| Aug 2025 | Blk 355A · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Jul 2025 | Blk 355A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jun 2025 | Blk 355A · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 47 sqm | S$388,000 | S$8,255 psm |
| May 2025 | Blk 355A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| May 2025 | Blk 355A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$731,000 | S$7,860 psm |
| Apr 2025 | Blk 355A · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 47 sqm | S$408,000 | S$8,681 psm |
| Apr 2025 | Blk 355A · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Mar 2025 | Blk 355A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Mar 2025 | Blk 355A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 38 sqm | S$380,000 | S$10,000 psm |
| Feb 2025 | Blk 355A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Feb 2025 | Blk 355A · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 47 sqm | S$372,888 | S$7,934 psm |
| Feb 2025 | Blk 355A · 2 ROOM · 16 TO 18 · 2-room · 95 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Jan 2025 | Blk 355A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$392,000 | S$8,340 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 355A · 2 ROOM | S$2,400 | — |
| Mar 2026 | Blk 355A · 4 ROOM | S$3,500 | — |
| Jan 2026 | Blk 355A · 2 ROOM | S$2,500 | — |
| Jan 2026 | Blk 355A · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 355A · 2 ROOM | S$2,400 | — |
| Nov 2025 | Blk 355A · 2 ROOM | S$2,400 | — |
| Oct 2025 | Blk 355A · 2 ROOM | S$2,300 | — |
| Jun 2025 | Blk 355A · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 355A · 2 ROOM | S$2,300 | — |
| Feb 2025 | Blk 355A · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 355A · 2 ROOM | S$2,300 | — |
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 93 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 | 88 years | S$383,064 | S$422,934 | S$456,060 | S$466,056 |
| 10 years | 83 years | S$359,679 | S$438,447 | S$509,819 | S$532,413 |
| 20 years | 73 years | S$317,216 | S$471,366 | S$637,319 | S$695,059 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.