Blk 470A Upp Serangoon Cres
Project page · 99-year lease from 2015
Based on 6 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 470A | 07 TO 09 | 92 sqm | S$632,000 | S$6,870 psm | ×1.000 | S$6,870 psm |
| Mar 2026 | Blk 470A | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Mar 2026 | Blk 470A | 07 TO 09 | 93 sqm | S$640,000 | S$6,882 psm | ×0.997 | S$6,861 psm |
| Feb 2026 | Blk 470A | 10 TO 12 | 93 sqm | S$630,000 | S$6,774 psm | ×0.997 | S$6,754 psm |
| Feb 2026 | Blk 470A | 07 TO 09 | 92 sqm | S$650,000 | S$7,065 psm | ×0.997 | S$7,044 psm |
| Nov 2025 | Blk 470A | 04 TO 06 | 92 sqm | S$642,000 | S$6,978 psm | ×0.996 | S$6,951 psm |
How accurate is this estimate for Upp Serangoon Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 89 sales in Upp Serangoon Cres since.
- Median error
- 4.0%
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.
6.13% gross yield
S$39,000 of rent a year against the estimate above · 0.56 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 21 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 473C | 4 ROOM | S$3,500 |
| Sept 2026 | 473C | 4 ROOM | S$3,400 |
| Sept 2026 | 473D | 4 ROOM | S$3,350 |
| Sept 2026 | 475A | 4 ROOM | S$3,100 |
| Sept 2026 | 471A | 4 ROOM | S$3,000 |
| Jul 2026 | 470A | 4 ROOM | S$3,600 |
| Jul 2026 | 471A | 4 ROOM | S$3,350 |
| Jul 2026 | 470A | 4 ROOM | S$3,200 |
median of 21 HDB rental approvals for 4 ROOM on Upp Serangoon Cres since 2025-10.
Buying or selling at S$635,738?
Buying: Stamp duty on S$635,738 · Cash and CPF needed on S$635,738 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$635,738.
Each opens with this figure filled in; change anything there.
Primary schools near 470a Upp Serangoon Cres
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) · 668 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 685 m · no 2025 Phase 2C ballot
- Punggol Primary School · 745 m · no 2025 Phase 2C ballot
- North Spring Primary School · 862 m · no 2025 Phase 2C ballot
1 to 2 km
- Seng Kang Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,231 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,400 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,548 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,672 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,761 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,784 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,828 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 470A · 5 ROOM · 13 TO 15 · Improved · 88 years left | 112 sqm | S$900,888 | S$8,044 psm |
| Jul 2026 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$632,000 | S$6,870 psm |
| Mar 2026 | Blk 470A · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$868,888 | S$7,758 psm |
| Mar 2026 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Mar 2026 | Blk 470A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Feb 2026 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Feb 2026 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Nov 2025 | Blk 470A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$642,000 | S$6,978 psm |
| Oct 2025 | Blk 470A · 5 ROOM · 04 TO 06 · Improved · 89 years left | 113 sqm | S$830,888 | S$7,353 psm |
| Oct 2025 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jul 2025 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jul 2025 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$693,000 | S$7,452 psm |
| Jun 2025 | Blk 470A · 5 ROOM · 07 TO 09 · Improved · 89 years left | 113 sqm | S$870,000 | S$7,699 psm |
| Mar 2025 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Jan 2025 | Blk 470A · 5 ROOM · 16 TO 18 · Improved · 90 years left | 112 sqm | S$901,000 | S$8,045 psm |
| Jan 2025 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Jan 2025 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$676,000 | S$7,269 psm |
| Jan 2025 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Dec 2024 | Blk 470A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Oct 2024 | Blk 470A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$809,000 | S$7,223 psm |
| Jul 2024 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Jul 2024 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$640,000 | S$6,882 psm |
| May 2024 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$640,960 | S$6,967 psm |
| May 2024 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Aug 2023 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$612,688 | S$6,660 psm |
| May 2023 | Blk 470A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2023 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Sept 2022 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$545,000 | S$5,924 psm |
| Aug 2022 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| May 2022 | Blk 470A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Apr 2022 | Blk 470A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Feb 2022 | Blk 470A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Jan 2022 | Blk 470A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Dec 2021 | Blk 470A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$670,000 | S$5,929 psm |
Showing 34 of 79.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 470A · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 470A · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 470A · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 470A · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 470A · 4 ROOM | S$3,600 | — |
| Aug 2024 | Blk 470A · 4 ROOM | S$3,200 | — |
| Jul 2023 | Blk 470A · 4 ROOM | S$3,600 | — |
| Mar 2023 | Blk 470A · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 470A · 4 ROOM | S$3,200 | — |
| Nov 2022 | Blk 470A · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 470A · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 470A · 4 ROOM | S$2,000 | — |
| Jun 2021 | Blk 470A · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 470A · 4 ROOM | S$1,900 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$596,908 | S$659,035 | S$713,747 | S$726,230 |
| 10 years | 77 years | S$557,909 | S$680,088 | S$797,697 | S$825,842 |
| 20 years | 67 years | S$505,101 | S$750,553 | S$1,032,585 | S$1,106,737 |
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 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.