Blk 488 Segar Rd
Project page · 99-year lease from 2014
Based on 13 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 488 | 04 TO 06 | 47 sqm | S$355,000 | S$7,553 psm | ×1.000 | S$7,553 psm |
| Oct 2025 | Blk 547C | 10 TO 12 | 47 sqm | S$368,888 | S$7,849 psm | ×0.995 | S$7,806 psm |
| Sept 2025 | Blk 488 | 13 TO 15 | 47 sqm | S$375,000 | S$7,979 psm | ×0.994 | S$7,932 psm |
| Sept 2025 | Blk 547D | 16 TO 18 | 47 sqm | S$370,000 | S$7,872 psm | ×0.994 | S$7,826 psm |
| Aug 2025 | Blk 488 | 10 TO 12 | 47 sqm | S$368,000 | S$7,830 psm | ×0.994 | S$7,784 psm |
| Aug 2025 | Blk 547C | 13 TO 15 | 47 sqm | S$355,000 | S$7,553 psm | ×0.994 | S$7,509 psm |
| Aug 2025 | Blk 488 | 10 TO 12 | 47 sqm | S$365,000 | S$7,766 psm | ×0.994 | S$7,720 psm |
| Jul 2025 | Blk 547C | 07 TO 09 | 47 sqm | S$355,000 | S$7,553 psm | ×0.994 | S$7,509 psm |
| Jul 2025 | Blk 547D | 10 TO 12 | 47 sqm | S$358,000 | S$7,617 psm | ×0.994 | S$7,572 psm |
| Jun 2025 | Blk 547C | 04 TO 06 | 47 sqm | S$348,000 | S$7,404 psm | ×0.998 | S$7,390 psm |
| Jun 2025 | Blk 488 | 10 TO 12 | 47 sqm | S$370,000 | S$7,872 psm | ×0.998 | S$7,857 psm |
| Mar 2025 | Blk 547C | 13 TO 15 | 47 sqm | S$355,000 | S$7,553 psm | ×1.007 | S$7,610 psm |
| Jan 2025 | Blk 488 | 10 TO 12 | 47 sqm | S$360,000 | S$7,660 psm | ×1.007 | S$7,717 psm |
How accurate is this estimate for Segar Rd?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 121 sales in Segar Rd since.
- Median error
- 2.0%
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.
7.28% gross yield
S$26,400 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$2,200 a month, the middle of 7 approvals in the last year.
Across Singapore these flats yield 7.43%, from 72 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 |
|---|---|---|---|
| Sept 2026 | 547C | 2 ROOM | S$2,400 |
| Aug 2026 | 488 | 2 ROOM | S$2,000 |
| Jul 2026 | 488 | 2 ROOM | S$2,200 |
| Feb 2026 | 488 | 2 ROOM | S$2,100 |
| Jan 2026 | 547D | 2 ROOM | S$2,400 |
| Nov 2025 | 547C | 2 ROOM | S$2,300 |
| Nov 2025 | 547C | 2 ROOM | S$2,000 |
median of 7 HDB rental approvals for 2 ROOM on Segar Rd since 2025-11.
Buying or selling at S$362,686?
Buying: Stamp duty on S$362,686 · Cash and CPF needed on S$362,686 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$362,686.
Each opens with this figure filled in; change anything there.
Primary schools near 488 Segar Rd
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
- Greenridge Primary School · 505 m · no 2025 Phase 2C ballot
- West Spring Primary School · 513 m · no 2025 Phase 2C ballot
- Beacon Primary School · 587 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhenghua Primary School · 1,015 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- West View Primary School · 1,352 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,714 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 488 · 2 ROOM · 07 TO 09 · Model A · 87 years left excluded: outlier | 47 sqm | S$315,000 | S$6,702 psm |
| Jul 2026 | Blk 488 · 2 ROOM · 04 TO 06 · Model A · 88 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Mar 2026 | Blk 488 · 2 ROOM · 01 TO 03 · Model A · 88 years left excluded: outlier | 47 sqm | S$325,000 | S$6,915 psm |
| Sept 2025 | Blk 488 · 2 ROOM · 13 TO 15 · Model A · 88 years left excluded: outlier | 47 sqm | S$330,000 | S$7,021 psm |
| Sept 2025 | Blk 488 · 2 ROOM · 13 TO 15 · Model A · 88 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Aug 2025 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 88 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Aug 2025 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 88 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Jun 2025 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jan 2025 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 89 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Nov 2024 | Blk 488 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Oct 2024 | Blk 488 · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jul 2024 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$313,000 | S$6,660 psm |
| Jan 2024 | Blk 488 · 2 ROOM · 07 TO 09 · Model A · 90 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Dec 2023 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 90 years left | 47 sqm | S$318,000 | S$6,766 psm |
| Jul 2023 | Blk 488 · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jul 2023 | Blk 488 · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$295,000 | S$6,277 psm |
| Dec 2022 | Blk 488 · 2 ROOM · 07 TO 09 · Model A · 91 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Sept 2022 | Blk 488 · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$305,000 | S$6,489 psm |
| Sept 2022 | Blk 488 · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Sept 2022 | Blk 488 · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$288,000 | S$6,128 psm |
| Jul 2022 | Blk 488 · 2 ROOM · 07 TO 09 · 2-room · 92 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Jun 2022 | Blk 488 · 2 ROOM · 07 TO 09 · 2-room · 92 years left | 47 sqm | S$298,000 | S$6,340 psm |
| Jun 2022 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Jun 2022 | Blk 488 · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$265,000 | S$5,638 psm |
| Feb 2022 | Blk 488 · 2 ROOM · 10 TO 12 · Model A · 92 years left excluded: outlier | 47 sqm | S$225,000 | S$4,787 psm |
Showing 25 of 54.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 488 · 2 ROOM | S$2,000 | — |
| Jul 2026 | Blk 488 · 2 ROOM | S$2,200 | — |
| Feb 2026 | Blk 488 · 2 ROOM | S$2,100 | — |
| Oct 2025 | Blk 488 · 2 ROOM | S$2,500 | — |
| Jul 2025 | Blk 488 · 2 ROOM | S$1,700 | — |
| Jan 2025 | Blk 488 · 2 ROOM | S$2,100 | — |
| Oct 2024 | Blk 488 · 2 ROOM | S$2,200 | — |
| Sept 2024 | Blk 488 · 2 ROOM | S$2,300 | — |
| Aug 2024 | Blk 488 · 2 ROOM | S$1,330 | — |
| Jun 2024 | Blk 488 · 2 ROOM | S$2,000 | — |
| Aug 2023 | Blk 488 · 2 ROOM | S$1,300 | — |
| May 2023 | Blk 488 · 2 ROOM | S$1,300 | — |
| Dec 2022 | Blk 488 · 2 ROOM | S$2,200 | — |
| Aug 2022 | Blk 488 · 2 ROOM | S$1,900 | — |
| Jul 2022 | Blk 488 · 2 ROOM | S$1,000 | — |
| Dec 2021 | Blk 488 · 2 ROOM | S$1,900 | — |
| Oct 2021 | Blk 488 · 2 ROOM | S$1,300 | — |
| Aug 2021 | Blk 488 · 2 ROOM | S$1,000 | — |
| Jul 2021 | Blk 488 · 2 ROOM | S$1,700 | — |
| Apr 2021 | Blk 488 · 2 ROOM | S$1,300 | — |
| Mar 2021 | Blk 488 · 2 ROOM | S$800 | — |
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 86 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 | 81 years | S$340,545 | S$375,989 | S$405,439 | S$414,325 |
| 10 years | 76 years | S$318,249 | S$387,944 | S$451,095 | S$471,086 |
| 20 years | 66 years | S$288,150 | S$428,175 | S$578,922 | S$631,371 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.