Blk 432A Sengkang West Way
Project page · 99-year lease from 2014
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 432A | 13 TO 15 | 93 sqm | S$615,000 | S$6,613 psm | ×1.000 | S$6,613 psm |
| Sept 2026 | Blk 432A | 22 TO 24 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Jan 2026 | Blk 432A | 13 TO 15 | 93 sqm | S$663,888 | S$7,139 psm | ×0.996 | S$7,107 psm |
How accurate is this estimate for Sengkang West Way?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 48 sales in Sengkang West Way since.
- Median error
- 2.3%
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.
5.91% gross yield
S$38,400 of rent a year against the estimate above · 0.02 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 23 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 451B | 4 ROOM | S$3,500 |
| Sept 2026 | 448A | 4 ROOM | S$3,500 |
| Sept 2026 | 433B | 4 ROOM | S$3,250 |
| Sept 2026 | 451A | 4 ROOM | S$3,200 |
| Jul 2026 | 450A | 4 ROOM | S$3,000 |
| May 2026 | 450A | 4 ROOM | S$3,000 |
| Apr 2026 | 451B | 4 ROOM | S$3,600 |
| Apr 2026 | 448A | 4 ROOM | S$3,500 |
median of 23 HDB rental approvals for 4 ROOM on Sengkang West Way since 2025-11.
Buying or selling at S$650,000?
Buying: Stamp duty on S$650,000 · Cash and CPF needed on S$650,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$650,000.
Each opens with this figure filled in; change anything there.
Primary schools near 432a Sengkang West Way
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
- Sengkang Green Primary School · 236 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 347 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 528 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,088 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Springdale Primary School · 1,308 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,469 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,799 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,873 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 432A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Sept 2026 | Blk 432A · 4 ROOM · 22 TO 24 · Model A · 87 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Mar 2026 | Blk 432A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Jan 2026 | Blk 432A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$663,888 | S$7,139 psm |
| Jan 2026 | Blk 432A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Jul 2025 | Blk 432A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jun 2025 | Blk 432A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$662,000 | S$7,118 psm |
| Apr 2025 | Blk 432A · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Apr 2025 | Blk 432A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Dec 2024 | Blk 432A · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Oct 2024 | Blk 432A · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2024 | Blk 432A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2024 | Blk 432A · 4 ROOM · 22 TO 24 · Model A · 89 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2024 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Aug 2024 | Blk 432A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jul 2024 | Blk 432A · 4 ROOM · 25 TO 27 · Model A · 89 years left | 93 sqm | S$640,888 | S$6,891 psm |
| Jul 2024 | Blk 432A · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2024 | Blk 432A · 3 ROOM · 25 TO 27 · Model A · 89 years left | 67 sqm | S$508,000 | S$7,582 psm |
| May 2024 | Blk 432A · 4 ROOM · 22 TO 24 · Model A · 90 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2024 | Blk 432A · 3 ROOM · 25 TO 27 · Model A · 90 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Nov 2023 | Blk 432A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Jan 2023 | Blk 432A · 3 ROOM · 16 TO 18 · Model A · 91 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Oct 2022 | Blk 432A · 3 ROOM · 22 TO 24 · Model A · 91 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Jul 2022 | Blk 432A · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Jul 2022 | Blk 432A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$516,000 | S$5,548 psm |
| Apr 2022 | Blk 432A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$402,000 | S$6,000 psm |
| Jan 2022 | Blk 432A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Dec 2021 | Blk 432A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$499,888 | S$5,375 psm |
| Dec 2021 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$496,888 | S$5,343 psm |
| Nov 2021 | Blk 432A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$526,000 | S$5,656 psm |
| Nov 2021 | Blk 432A · 4 ROOM · 25 TO 27 · Model A · 92 years left | 93 sqm | S$520,000 | S$5,591 psm |
Showing 31 of 70.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 432A · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 432A · 3 ROOM | S$2,880 | — |
| Oct 2025 | Blk 432A · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 432A · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 432A · 3 ROOM | S$2,000 | — |
| Jan 2025 | Blk 432A · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 432A · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 432A · 4 ROOM | S$3,500 | — |
| May 2024 | Blk 432A · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 432A · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 432A · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 432A · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 432A · 3 ROOM | S$2,000 | — |
| Feb 2023 | Blk 432A · 4 ROOM | S$3,300 | — |
| Mar 2022 | Blk 432A · 3 ROOM | S$2,350 | — |
| Feb 2022 | Blk 432A · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 432A · 4 ROOM | S$2,650 | — |
| May 2021 | Blk 432A · 4 ROOM | S$2,050 | — |
| Mar 2021 | Blk 432A · 3 ROOM | S$1,200 | — |
| Feb 2021 | Blk 432A · 4 ROOM | S$2,500 | — |
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$610,319 | S$673,842 | S$726,620 | S$742,546 |
| 10 years | 76 years | S$570,360 | S$695,266 | S$808,445 | S$844,273 |
| 20 years | 66 years | S$516,417 | S$767,368 | S$1,037,534 | S$1,131,533 |
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.