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HDB · 542280

Blk 280B Sengkang East Ave

Project page · 99-year lease from 2015

Indicative value range
S$800,752 – S$841,288
Indicative mid S$828,000 · S$9,000 psm

Based on 15 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
Sept 2026Blk 281B01 TO 0392 sqmS$770,000S$8,370 psm×1.000S$8,370 psm
Aug 2026Blk 280A07 TO 0992 sqmS$828,000S$9,000 psm×1.000S$9,000 psm
Jul 2026Blk 282B07 TO 0992 sqmS$835,000S$9,076 psm×1.000S$9,076 psm
Jul 2026Blk 281B04 TO 0692 sqmS$815,000S$8,859 psm×1.000S$8,859 psm
Jun 2026Blk 279B04 TO 0692 sqmS$828,888S$9,010 psm×0.999S$8,996 psm
May 2026Blk 282A07 TO 0992 sqmS$833,888S$9,064 psm×0.999S$9,051 psm
Apr 2026Blk 281B01 TO 0392 sqmS$770,000S$8,370 psm×0.999S$8,357 psm
Apr 2026Blk 282A07 TO 0992 sqmS$826,000S$8,978 psm×0.999S$8,965 psm
Mar 2026Blk 281B07 TO 0992 sqmS$788,000S$8,565 psm×0.996S$8,527 psm
Mar 2026Blk 280A10 TO 1292 sqmS$870,000S$9,457 psm×0.996S$9,415 psm
Mar 2026Blk 281A13 TO 1592 sqmS$858,888S$9,336 psm×0.996S$9,294 psm
Feb 2026Blk 282C01 TO 0392 sqmS$790,000S$8,587 psm×0.996S$8,549 psm
Jan 2026Blk 279B07 TO 0992 sqmS$845,000S$9,185 psm×0.996S$9,144 psm
Dec 2025Blk 282B13 TO 1592 sqmS$860,000S$9,348 psm×0.995S$9,297 psm
Dec 2025Blk 280B10 TO 1292 sqmS$845,888S$9,194 psm×0.995S$9,145 psm

How accurate is this estimate for Sengkang East Ave?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 23 sales in Sengkang East Ave since.

Median error
3.0%

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.

4.93% gross yield

S$40,800 of rent a year against the estimate above · 0.96 points below flats like it

Homes like this rent for about S$3,400 a month, the middle of 6 approvals in the last year.

In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.89%, from 28 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

ApprovedBlockFlatRent a month
Jul 2026282B4 ROOMS$1,800
May 2026282C4 ROOMS$3,500
Apr 2026280A4 ROOMS$3,900
Dec 2025282C4 ROOMS$3,700
Nov 2025282C4 ROOMS$3,300
Nov 2025281B4 ROOMS$3,000

median of 6 HDB rental approvals for 4 ROOM on Sengkang East Ave since 2025-11.

Buying or selling at S$828,000?

Buying: Stamp duty on S$828,000 · Cash and CPF needed on S$828,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$828,000.

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

Primary schools near 280b Sengkang East Ave

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
May 2026
Blk 280B · 5 ROOM · 01 TO 03 · Premium Apartment · 88 years left
112 sqmS$873,000S$7,795 psm
Dec 2025
Blk 280B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left
92 sqmS$845,888S$9,194 psm
Nov 2025
Blk 280B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left
112 sqmS$855,000S$7,634 psm
Jun 2025
Blk 280B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left
92 sqmS$810,888S$8,814 psm
May 2025
Blk 280B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left
92 sqmS$810,000S$8,804 psm
Mar 2025
Blk 280B · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left
112 sqmS$985,000S$8,795 psm
Jan 2024
Blk 280B · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left
112 sqmS$870,000S$7,768 psm
Jan 2024
Blk 280B · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left
92 sqmS$765,000S$8,315 psm
Apr 2023
Blk 280B · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left
112 sqmS$872,000S$7,786 psm
Aug 2022
Blk 280B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left
92 sqmS$645,000S$7,011 psm
Jul 2022
Blk 280B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left
92 sqmS$657,000S$7,141 psm
May 2022
Blk 280B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left
excluded: outlier
92 sqmS$530,000S$5,761 psm
Mar 2022
Blk 280B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left
92 sqmS$612,000S$6,652 psm
Dec 2021
Blk 280B · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left
112 sqmS$753,000S$6,723 psm
See more

Showing 14 of 42.

Sale prices as filed in caveats.

Where the lease takes this

About 87 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 years82 yearsS$777,452S$858,370S$925,602S$945,890
10 years77 yearsS$726,551S$885,662S$1,029,834S$1,075,473
20 years67 yearsS$657,835S$977,509S$1,321,658S$1,441,398

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.