Blk 465 Upp Serangoon Rd
Project page · 99-year lease from 1992
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 465 | 04 TO 06 | 122 sqm | S$835,000 | S$6,844 psm | ×1.000 | S$6,844 psm |
| Feb 2026 | Blk 465 | 07 TO 09 | 125 sqm | S$830,000 | S$6,640 psm | ×0.997 | S$6,620 psm |
| Feb 2026 | Blk 464 | 10 TO 12 | 126 sqm | S$880,000 | S$6,984 psm | ×0.997 | S$6,964 psm |
How accurate is this estimate for Upp Serangoon Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Upp Serangoon Rd since.
- Median error
- 4.3%
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.
5.66% gross yield
S$48,000 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$4,000 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 |
|---|---|---|---|
| May 2026 | 464 | 5 ROOM | S$4,000 |
median of 1 HDB rental approvals for 5 ROOM on Upp Serangoon Rd since 2025-10.
Buying or selling at S$848,688?
Buying: Stamp duty on S$848,688 · Cash and CPF needed on S$848,688 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$848,688.
Each opens with this figure filled in; change anything there.
Primary schools near 465 Upp Serangoon 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
- CHIJ Our Lady of the Nativity (girls) · 105 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 599 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 604 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 800 m · no 2025 Phase 2C ballot
1 to 2 km
- North Vista Primary School · 1,144 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,349 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,384 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,462 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,579 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,790 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,827 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,878 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 465 · 5 ROOM · 04 TO 06 · Improved · 65 years left | 122 sqm | S$835,000 | S$6,844 psm |
| Feb 2026 | Blk 465 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 125 sqm | S$830,000 | S$6,640 psm |
| Aug 2025 | Blk 465 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$585,000 | S$5,625 psm |
| May 2025 | Blk 465 · 5 ROOM · 04 TO 06 · Improved · 66 years left | 125 sqm | S$830,000 | S$6,640 psm |
| May 2025 | Blk 465 · 5 ROOM · 07 TO 09 · Improved · 67 years left | 124 sqm | S$835,000 | S$6,734 psm |
| Jan 2025 | Blk 465 · 5 ROOM · 10 TO 12 · Improved · 67 years left | 125 sqm | S$830,000 | S$6,640 psm |
| Mar 2024 | Blk 465 · 5 ROOM · 01 TO 03 · Improved · 68 years left | 124 sqm | S$665,000 | S$5,363 psm |
| Sept 2023 | Blk 465 · 5 ROOM · 07 TO 09 · Improved · 68 years left | 123 sqm | S$728,888 | S$5,926 psm |
| Sept 2023 | Blk 465 · 5 ROOM · 04 TO 06 · Improved · 68 years left | 125 sqm | S$700,388 | S$5,603 psm |
| Apr 2022 | Blk 465 · 5 ROOM · 07 TO 09 · Improved · 70 years left | 125 sqm | S$680,888 | S$5,447 psm |
| Apr 2022 | Blk 465 · 4 ROOM · 13 TO 15 · Model A · 70 years left | 105 sqm | S$570,000 | S$5,429 psm |
| Mar 2022 | Blk 465 · 5 ROOM · 10 TO 12 · Improved · 70 years left | 124 sqm | S$683,000 | S$5,508 psm |
| Mar 2022 | Blk 465 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 105 sqm | S$538,000 | S$5,124 psm |
Showing 13 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 465 · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 465 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 465 · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 465 · 4 ROOM | S$4,000 | — |
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 64 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 | 59 years | S$818,810 | S$904,033 | S$979,085 | S$996,208 |
| 10 years | 54 years | S$781,633 | S$952,807 | S$1,117,576 | S$1,157,008 |
| 20 years | 44 years | S$699,021 | S$1,038,709 | S$1,429,020 | S$1,531,642 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.