Blk 471A Upp Serangoon Cres
Project page · 99-year lease from 2015
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 471A | 07 TO 09 | 92 sqm | S$675,000 | S$7,337 psm | ×1.000 | S$7,337 psm |
| Jul 2026 | Blk 471A | 04 TO 06 | 92 sqm | S$650,000 | S$7,065 psm | ×1.000 | S$7,065 psm |
| Jul 2026 | Blk 471A | 04 TO 06 | 92 sqm | S$608,000 | S$6,609 psm | ×1.000 | S$6,609 psm |
| Jul 2026 | Blk 471A | 10 TO 12 | 92 sqm | S$685,000 | S$7,446 psm | ×1.000 | S$7,446 psm |
| Mar 2026 | Blk 471A | 01 TO 03 | 92 sqm | S$609,999 | S$6,630 psm | ×0.997 | S$6,611 psm |
| Feb 2026 | Blk 471A | 16 TO 18 | 92 sqm | S$705,000 | S$7,663 psm | ×0.997 | S$7,640 psm |
| Nov 2025 | Blk 471A | 10 TO 12 | 92 sqm | S$675,000 | S$7,337 psm | ×0.996 | S$7,308 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.
5.80% gross yield
S$39,000 of rent a year against the estimate above · 0.23 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$672,348?
Buying: Stamp duty on S$672,348 · Cash and CPF needed on S$672,348 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$672,348.
Each opens with this figure filled in; change anything there.
Primary schools near 471a 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) · 579 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 726 m · no 2025 Phase 2C ballot
- North Vista Primary School · 728 m · no 2025 Phase 2C ballot
- North Spring Primary School · 964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,185 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,259 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,355 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,469 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,650 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,740 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,851 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,927 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 471A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Jul 2026 | Blk 471A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jul 2026 | Blk 471A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$608,000 | S$6,609 psm |
| Jul 2026 | Blk 471A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Mar 2026 | Blk 471A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$609,999 | S$6,630 psm |
| Feb 2026 | Blk 471A · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$705,000 | S$7,663 psm |
| Nov 2025 | Blk 471A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Sept 2025 | Blk 471A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$675,000 | S$7,337 psm |
| May 2025 | Blk 471A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$655,000 | S$7,120 psm |
| May 2025 | Blk 471A · 3 ROOM · 01 TO 03 · Model A · 89 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jan 2025 | Blk 471A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$510,888 | S$7,625 psm |
| Oct 2024 | Blk 471A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$660,000 | S$7,174 psm |
| May 2024 | Blk 471A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Mar 2024 | Blk 471A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$643,888 | S$6,999 psm |
| Feb 2024 | Blk 471A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$600,888 | S$6,531 psm |
| Jul 2023 | Blk 471A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 92 sqm | S$578,000 | S$6,283 psm |
| May 2023 | Blk 471A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Mar 2023 | Blk 471A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Nov 2022 | Blk 471A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$588,000 | S$6,391 psm |
| Nov 2022 | Blk 471A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Oct 2022 | Blk 471A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$447,000 | S$6,672 psm |
| Aug 2022 | Blk 471A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Aug 2022 | Blk 471A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Aug 2022 | Blk 471A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$425,000 | S$6,343 psm |
| Jun 2022 | Blk 471A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jun 2022 | Blk 471A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Dec 2021 | Blk 471A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Dec 2021 | Blk 471A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$395,000 | S$5,896 psm |
Showing 28 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 471A · 4 ROOM | S$3,000 | — |
| Jul 2026 | Blk 471A · 4 ROOM | S$3,350 | — |
| May 2026 | Blk 471A · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 471A · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 471A · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 471A · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 471A · 4 ROOM | S$3,150 | — |
| Aug 2024 | Blk 471A · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 471A · 4 ROOM | S$2,800 | — |
| Oct 2023 | Blk 471A · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 471A · 4 ROOM | S$3,400 | — |
| Feb 2023 | Blk 471A · 4 ROOM | S$3,700 | — |
| Dec 2022 | Blk 471A · 4 ROOM | S$3,200 | — |
| Aug 2022 | Blk 471A · 4 ROOM | S$3,800 | — |
| Mar 2022 | Blk 471A · 4 ROOM | S$3,500 | — |
| Oct 2021 | Blk 471A · 4 ROOM | S$2,300 | — |
| Sept 2021 | Blk 471A · 4 ROOM | S$2,500 | — |
| Jul 2021 | Blk 471A · 4 ROOM | S$1,700 | — |
| Apr 2021 | Blk 471A · 4 ROOM | S$2,300 | — |
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$631,282 | S$696,986 | S$754,849 | S$768,051 |
| 10 years | 77 years | S$590,037 | S$719,252 | S$843,633 | S$873,399 |
| 20 years | 67 years | S$534,187 | S$793,774 | S$1,092,048 | S$1,170,470 |
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.