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HDB · 120412

Blk 412 C'wealth Ave West

Project page · 99-year lease from 1978

Indicative value range
S$636,000 – S$650,698
Indicative mid S$641,358 · S$6,612 psm

Based on 5 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 41110 TO 1297 sqmS$620,000S$6,392 psm×1.000S$6,392 psm
Apr 2026Blk 41113 TO 1597 sqmS$636,000S$6,557 psm×1.000S$6,557 psm
Mar 2026Blk 41013 TO 1597 sqmS$660,000S$6,804 psm×0.997S$6,784 psm
Nov 2025Blk 41107 TO 0998 sqmS$660,000S$6,735 psm×0.996S$6,708 psm
Nov 2025Blk 41207 TO 0997 sqmS$643,888S$6,638 psm×0.996S$6,612 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.

7.30% gross yield

S$46,800 of rent a year against the estimate above · 0.24 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

ApprovedBlockFlatRent a month
Sept 20264124 ROOMS$4,000
Sept 20264104 ROOMS$3,300
Aug 20264124 ROOMS$4,800
Aug 20264114 ROOMS$3,900
Jul 20264104 ROOMS$3,500
Jun 20264124 ROOMS$4,500
Jun 20264124 ROOMS$3,700
Jun 20264124 ROOMS$2,400

median of 19 HDB rental approvals for 4 ROOM on C'wealth Ave West since 2025-10.

Buying or selling at S$641,358?

Buying: Stamp duty on S$641,358 · Cash and CPF needed on S$641,358 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$641,358.

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

Primary schools near 412 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 412 · 4 ROOM · 07 TO 09 · New Generation · 51 years left
97 sqmS$643,888S$6,638 psm
Jul 2024
Blk 412 · 4 ROOM · 01 TO 03 · New Generation · 53 years left
97 sqmS$550,000S$5,670 psm
Jun 2024
Blk 412 · 4 ROOM · 07 TO 09 · New Generation · 53 years left
98 sqmS$550,000S$5,612 psm
May 2023
Blk 412 · 4 ROOM · 07 TO 09 · New Generation · 54 years left
97 sqmS$578,000S$5,959 psm
Dec 2022
Blk 412 · 4 ROOM · 10 TO 12 · New Generation · 54 years left
97 sqmS$590,000S$6,082 psm
Oct 2022
Blk 412 · 4 ROOM · 01 TO 03 · New Generation · 55 years left
97 sqmS$490,000S$5,052 psm
Aug 2022
Blk 412 · 4 ROOM · 10 TO 12 · New Generation · 55 years left
97 sqmS$580,000S$5,979 psm
Oct 2021
Blk 412 · 4 ROOM · 13 TO 15 · New Generation · 56 years left
97 sqmS$565,000S$5,825 psm
See more

Showing 8 of 48.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years45 yearsS$609,052S$672,442S$728,268S$741,005
10 years40 yearsS$573,572S$699,181S$820,091S$849,026

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.