Blk 411 C'wealth Ave West
Project page · 99-year lease from 1978
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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 411 | 10 TO 12 | 97 sqm | S$620,000 | S$6,392 psm | ×1.000 | S$6,392 psm |
| Apr 2026 | Blk 411 | 13 TO 15 | 97 sqm | S$636,000 | S$6,557 psm | ×1.000 | S$6,557 psm |
| Nov 2025 | Blk 411 | 07 TO 09 | 98 sqm | S$660,000 | S$6,735 psm | ×0.996 | S$6,708 psm |
How accurate is this estimate for C'wealth Ave West?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in C'wealth Ave West since.
- Median error
- 4.2%
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.
7.36% gross yield
S$46,800 of rent a year against the estimate above · 0.3 points above flats like it
Homes like this rent for about S$3,900 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 412 | 4 ROOM | S$4,000 |
| Sept 2026 | 410 | 4 ROOM | S$3,300 |
| Aug 2026 | 412 | 4 ROOM | S$4,800 |
| Aug 2026 | 411 | 4 ROOM | S$3,900 |
| Jul 2026 | 410 | 4 ROOM | S$3,500 |
| Jun 2026 | 412 | 4 ROOM | S$4,500 |
| Jun 2026 | 412 | 4 ROOM | S$3,700 |
| Jun 2026 | 412 | 4 ROOM | S$2,400 |
median of 19 HDB rental approvals for 4 ROOM on C'wealth Ave West since 2025-10.
Buying or selling at S$636,000?
Buying: Stamp duty on S$636,000 · Cash and CPF needed on S$636,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$636,000.
Each opens with this figure filled in; change anything there.
Primary schools near 411 C'wealth Ave West
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
- Pei Tong Primary School · 542 m · no 2025 Phase 2C ballot
- Clementi Primary School · 818 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Hua Primary School · 1,245 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Qifa Primary School · 1,321 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Henry Park Primary School · 1,633 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fairfield Methodist School (Primary) · 1,847 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 411 · 4 ROOM · 10 TO 12 · New Generation · 51 years left | 97 sqm | S$620,000 | S$6,392 psm |
| Apr 2026 | Blk 411 · 4 ROOM · 13 TO 15 · New Generation · 51 years left | 97 sqm | S$636,000 | S$6,557 psm |
| Nov 2025 | Blk 411 · 4 ROOM · 07 TO 09 · New Generation · 51 years left | 98 sqm | S$660,000 | S$6,735 psm |
| May 2025 | Blk 411 · 4 ROOM · 07 TO 09 · New Generation · 52 years left | 97 sqm | S$630,000 | S$6,495 psm |
| Dec 2024 | Blk 411 · 4 ROOM · 01 TO 03 · New Generation · 52 years left | 97 sqm | S$545,000 | S$5,619 psm |
| Oct 2024 | Blk 411 · 4 ROOM · 13 TO 15 · New Generation · 53 years left | 97 sqm | S$578,888 | S$5,968 psm |
| Sept 2024 | Blk 411 · 4 ROOM · 10 TO 12 · New Generation · 53 years left | 97 sqm | S$618,800 | S$6,379 psm |
| Aug 2024 | Blk 411 · 4 ROOM · 01 TO 03 · New Generation · 53 years left | 97 sqm | S$500,000 | S$5,155 psm |
| Jul 2024 | Blk 411 · 4 ROOM · 13 TO 15 · New Generation · 53 years left | 98 sqm | S$545,000 | S$5,561 psm |
| May 2024 | Blk 411 · 4 ROOM · 07 TO 09 · New Generation · 53 years left | 97 sqm | S$568,888 | S$5,865 psm |
| Dec 2023 | Blk 411 · 4 ROOM · 13 TO 15 · New Generation · 53 years left | 97 sqm | S$520,000 | S$5,361 psm |
| Oct 2023 | Blk 411 · 4 ROOM · 07 TO 09 · New Generation · 54 years left | 97 sqm | S$555,000 | S$5,722 psm |
| Jul 2023 | Blk 411 · 4 ROOM · 10 TO 12 · New Generation · 54 years left | 97 sqm | S$520,000 | S$5,361 psm |
| Jan 2023 | Blk 411 · 4 ROOM · 04 TO 06 · New Generation · 54 years left | 98 sqm | S$530,000 | S$5,408 psm |
| Apr 2022 | Blk 411 · 4 ROOM · 10 TO 12 · New Generation · 55 years left | 97 sqm | S$540,000 | S$5,567 psm |
| Oct 2021 | Blk 411 · 4 ROOM · 04 TO 06 · New Generation · 55 years left | 97 sqm | S$538,000 | S$5,546 psm |
Showing 16 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 411 · 4 ROOM | S$3,900 | — |
| May 2026 | Blk 411 · 4 ROOM | S$3,600 | — |
| Apr 2026 | Blk 411 · 4 ROOM | S$3,650 | — |
| Dec 2025 | Blk 411 · 4 ROOM | S$4,000 | — |
| Oct 2025 | Blk 411 · 4 ROOM | S$3,500 | — |
| Aug 2025 | Blk 411 · 4 ROOM | S$4,500 | — |
| Aug 2025 | Blk 411 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 411 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 411 · 4 ROOM | S$3,250 | — |
| Jun 2025 | Blk 411 · 4 ROOM | S$3,300 | — |
| Jan 2025 | Blk 411 · 4 ROOM | S$4,400 | — |
| Sept 2024 | Blk 411 · 4 ROOM | S$2,500 | — |
| Jul 2024 | Blk 411 · 4 ROOM | S$4,200 | — |
| Jul 2024 | Blk 411 · 4 ROOM | S$3,900 | — |
| Jun 2024 | Blk 411 · 4 ROOM | S$3,700 | — |
| Apr 2024 | Blk 411 · 4 ROOM | S$3,650 | — |
| Feb 2024 | Blk 411 · 4 ROOM | S$3,900 | — |
| Sept 2023 | Blk 411 · 4 ROOM | S$2,200 | — |
| Aug 2023 | Blk 411 · 4 ROOM | S$3,400 | — |
| Aug 2023 | Blk 411 · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 411 · 4 ROOM | S$4,100 | — |
| Jul 2023 | Blk 411 · 4 ROOM | S$2,600 | — |
| Jun 2023 | Blk 411 · 4 ROOM | S$2,200 | — |
| May 2023 | Blk 411 · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 411 · 4 ROOM | S$4,100 | — |
| Feb 2023 | Blk 411 · 4 ROOM | S$2,500 | — |
| Sept 2022 | Blk 411 · 4 ROOM | S$2,100 | — |
| Jul 2022 | Blk 411 · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 411 · 4 ROOM | S$2,950 | — |
| Mar 2022 | Blk 411 · 4 ROOM | S$3,500 | — |
| Aug 2021 | Blk 411 · 4 ROOM | S$2,280 | — |
| Aug 2021 | Blk 411 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 411 · 4 ROOM | S$3,100 | — |
| Jul 2021 | Blk 411 · 4 ROOM | S$1,800 | — |
| Jun 2021 | Blk 411 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 411 · 4 ROOM | S$2,500 | — |
| Jun 2021 | Blk 411 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 411 · 4 ROOM | S$2,800 | — |
| May 2021 | Blk 411 · 4 ROOM | S$2,550 | — |
| Mar 2021 | Blk 411 · 4 ROOM | S$2,000 | — |
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 50 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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 45 years | S$603,963 | S$666,824 | S$722,184 | S$734,814 |
| 10 years | 40 years | S$568,780 | S$693,339 | S$813,239 | S$841,933 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.