Blk 473A Upp Serangoon Cres
Project page · 99-year lease from 2017
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 473A | 07 TO 09 | 113 sqm | S$838,888 | S$7,424 psm | ×0.997 | S$7,402 psm |
| Dec 2025 | Blk 473A | 10 TO 12 | 113 sqm | S$845,888 | S$7,486 psm | ×0.996 | S$7,456 psm |
| Nov 2025 | Blk 473A | 07 TO 09 | 113 sqm | S$828,000 | S$7,327 psm | ×0.996 | S$7,299 psm |
| Nov 2025 | Blk 473A | 16 TO 18 | 113 sqm | S$865,000 | S$7,655 psm | ×0.996 | S$7,625 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.
4.86% gross yield
S$40,800 of rent a year against the estimate above · 0.5 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 475C | 5 ROOM | S$3,700 |
| Sept 2026 | 470C | 5 ROOM | S$3,200 |
| Aug 2026 | 473A | 5 ROOM | S$3,550 |
| Jul 2026 | 475A | 5 ROOM | S$4,250 |
| Jun 2026 | 475B | 5 ROOM | S$3,450 |
| Jun 2026 | 470C | 5 ROOM | S$3,400 |
| Jun 2026 | 471B | 5 ROOM | S$2,800 |
| Mar 2026 | 471B | 5 ROOM | S$3,600 |
median of 13 HDB rental approvals for 5 ROOM on Upp Serangoon Cres since 2025-10.
Buying or selling at S$839,488?
Buying: Stamp duty on S$839,488 · Cash and CPF needed on S$839,488 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$839,488.
Each opens with this figure filled in; change anything there.
Primary schools near 473a 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) · 386 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 609 m · no 2025 Phase 2C ballot
- North Vista Primary School · 746 m · no 2025 Phase 2C ballot
1 to 2 km
- North Spring Primary School · 1,137 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,202 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,234 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,278 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,313 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,614 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,820 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,889 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,899 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,915 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 473A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Jul 2026 | Blk 473A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Jul 2026 | Blk 473A · 3 ROOM · 07 TO 09 · Model A · 90 years left | 68 sqm | S$540,000 | S$7,941 psm |
| May 2026 | Blk 473A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Jan 2026 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$838,888 | S$7,424 psm |
| Dec 2025 | Blk 473A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$845,888 | S$7,486 psm |
| Nov 2025 | Blk 473A · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Nov 2025 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Oct 2025 | Blk 473A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$755,000 | S$8,118 psm |
| Sept 2025 | Blk 473A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$728,000 | S$7,828 psm |
| May 2025 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$818,000 | S$7,239 psm |
| Apr 2025 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$797,000 | S$7,053 psm |
| Mar 2025 | Blk 473A · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Sept 2024 | Blk 473A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Jun 2024 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$790,888 | S$6,999 psm |
| Jun 2024 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$780,000 | S$6,903 psm |
| May 2024 | Blk 473A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Apr 2024 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$782,888 | S$6,928 psm |
| Mar 2024 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$768,000 | S$6,796 psm |
| Feb 2024 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Feb 2024 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$718,000 | S$6,354 psm |
| Feb 2024 | Blk 473A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Feb 2024 | Blk 473A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Jan 2024 | Blk 473A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Sept 2023 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2023 | Blk 473A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$658,000 | S$7,075 psm |
| May 2023 | Blk 473A · 5 ROOM · 16 TO 18 · Improved · 93 years left | 113 sqm | S$790,000 | S$6,991 psm |
| Feb 2023 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Oct 2022 | Blk 473A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$576,800 | S$6,202 psm |
| Aug 2022 | Blk 473A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Jul 2022 | Blk 473A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$578,000 | S$6,215 psm |
| Jul 2022 | Blk 473A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$408,000 | S$6,000 psm |
| Jun 2022 | Blk 473A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jun 2022 | Blk 473A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$445,000 | S$6,544 psm |
| May 2022 | Blk 473A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Apr 2022 | Blk 473A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Apr 2022 | Blk 473A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Apr 2022 | Blk 473A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$462,000 | S$6,794 psm |
| Mar 2022 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Mar 2022 | Blk 473A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$570,000 | S$5,044 psm |
| Jan 2022 | Blk 473A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$722,000 | S$6,389 psm |
| Jan 2022 | Blk 473A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$715,000 | S$6,327 psm |
| Jan 2022 | Blk 473A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$690,000 | S$6,106 psm |
| Jan 2022 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Jan 2022 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$640,000 | S$5,664 psm |
| Dec 2021 | Blk 473A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$679,000 | S$6,009 psm |
| Nov 2021 | Blk 473A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$689,000 | S$6,097 psm |
| Nov 2021 | Blk 473A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Oct 2021 | Blk 473A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$748,000 | S$6,619 psm |
| Oct 2021 | Blk 473A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$616,000 | S$5,451 psm |
Showing 50 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 473A · 5 ROOM | S$3,550 | — |
| Jul 2026 | Blk 473A · 3 ROOM | S$2,600 | — |
| Jan 2026 | Blk 473A · 5 ROOM | S$3,400 | — |
| Sept 2025 | Blk 473A · 4 ROOM | S$3,200 | — |
| Sept 2025 | Blk 473A · 4 ROOM | S$2,400 | — |
| Jun 2025 | Blk 473A · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 473A · 5 ROOM | S$3,400 | — |
| Dec 2024 | Blk 473A · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 473A · 5 ROOM | S$3,550 | — |
| Jul 2024 | Blk 473A · 5 ROOM | S$3,800 | — |
| Jul 2024 | Blk 473A · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 473A · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 473A · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 473A · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 473A · 3 ROOM | S$3,000 | — |
| Dec 2022 | Blk 473A · 5 ROOM | S$4,000 | — |
| Nov 2022 | Blk 473A · 4 ROOM | S$1,000 | — |
| Oct 2022 | Blk 473A · 5 ROOM | S$3,900 | — |
| Aug 2022 | Blk 473A · 3 ROOM | S$2,600 | — |
| Jul 2022 | Blk 473A · 3 ROOM | S$2,300 | — |
| Dec 2021 | Blk 473A · 5 ROOM | S$2,900 | — |
| Oct 2021 | Blk 473A · 4 ROOM | S$2,700 | — |
| Aug 2021 | Blk 473A · 4 ROOM | S$2,600 | — |
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 89 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 | 84 years | S$788,213 | S$870,251 | S$942,499 | S$958,982 |
| 10 years | 79 years | S$736,716 | S$898,052 | S$1,053,353 | S$1,090,519 |
| 20 years | 69 years | S$666,982 | S$991,100 | S$1,363,522 | S$1,461,439 |
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.