Blk 475A Upp Serangoon Cres
Project page · 99-year lease from 2014
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 475A | 07 TO 09 | 92 sqm | S$780,000 | S$8,478 psm | ×1.000 | S$8,478 psm |
| Jun 2026 | Blk 475A | 04 TO 06 | 92 sqm | S$750,000 | S$8,152 psm | ×1.000 | S$8,152 psm |
| Jun 2026 | Blk 475A | 10 TO 12 | 92 sqm | S$755,000 | S$8,207 psm | ×1.000 | S$8,207 psm |
| Jun 2026 | Blk 475A | 13 TO 15 | 92 sqm | S$790,000 | S$8,587 psm | ×1.000 | S$8,587 psm |
| May 2026 | Blk 475A | 16 TO 18 | 92 sqm | S$747,000 | S$8,120 psm | ×1.000 | S$8,120 psm |
| May 2026 | Blk 475A | 07 TO 09 | 92 sqm | S$770,000 | S$8,370 psm | ×1.000 | S$8,370 psm |
| Jan 2026 | Blk 475A | 04 TO 06 | 92 sqm | S$726,888 | S$7,901 psm | ×0.997 | S$7,878 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.
5.17% gross yield
S$39,000 of rent a year against the estimate above · 0.4 points below 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$755,000?
Buying: Stamp duty on S$755,000 · Cash and CPF needed on S$755,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$755,000.
Each opens with this figure filled in; change anything there.
Primary schools near 475a 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) · 312 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 575 m · no 2025 Phase 2C ballot
- North Vista Primary School · 769 m · no 2025 Phase 2C ballot
1 to 2 km
- Montfort Junior School (boys) · 1,148 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,204 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,207 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,234 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,369 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,570 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,856 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,888 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,941 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 475A · 5 ROOM · 07 TO 09 · DBSS · 87 years left | 112 sqm | S$995,888 | S$8,892 psm |
| Sept 2026 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 87 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Jul 2026 | Blk 475A · 5 ROOM · 13 TO 15 · DBSS · 87 years left excluded: outlier | 112 sqm | S$1,076,000 | S$9,607 psm |
| Jun 2026 | Blk 475A · 4 ROOM · 13 TO 15 · DBSS · 87 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Jun 2026 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 88 years left | 92 sqm | S$755,000 | S$8,207 psm |
| Jun 2026 | Blk 475A · 4 ROOM · 04 TO 06 · DBSS · 88 years left | 92 sqm | S$750,000 | S$8,152 psm |
| May 2026 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 88 years left | 92 sqm | S$770,000 | S$8,370 psm |
| May 2026 | Blk 475A · 4 ROOM · 16 TO 18 · DBSS · 88 years left | 92 sqm | S$747,000 | S$8,120 psm |
| Apr 2026 | Blk 475A · 3 ROOM · 13 TO 15 · DBSS · 88 years left | 67 sqm | S$592,888 | S$8,849 psm |
| Mar 2026 | Blk 475A · 5 ROOM · 13 TO 15 · DBSS · 88 years left | 112 sqm | S$964,999 | S$8,616 psm |
| Jan 2026 | Blk 475A · 4 ROOM · 04 TO 06 · DBSS · 88 years left | 92 sqm | S$726,888 | S$7,901 psm |
| Aug 2025 | Blk 475A · 5 ROOM · 10 TO 12 · DBSS · 88 years left | 112 sqm | S$980,000 | S$8,750 psm |
| Jul 2025 | Blk 475A · 4 ROOM · 13 TO 15 · DBSS · 88 years left | 92 sqm | S$792,000 | S$8,609 psm |
| Jan 2025 | Blk 475A · 3 ROOM · 16 TO 18 · DBSS · 89 years left | 67 sqm | S$610,000 | S$9,104 psm |
| Nov 2024 | Blk 475A · 5 ROOM · 10 TO 12 · DBSS · 89 years left | 112 sqm | S$950,000 | S$8,482 psm |
| Nov 2024 | Blk 475A · 3 ROOM · 07 TO 09 · DBSS · 89 years left | 67 sqm | S$575,000 | S$8,582 psm |
| Sept 2024 | Blk 475A · 3 ROOM · 04 TO 06 · DBSS · 89 years left | 67 sqm | S$565,000 | S$8,433 psm |
| Jul 2024 | Blk 475A · 5 ROOM · 16 TO 18 · DBSS · 89 years left | 112 sqm | S$1,000,000 | S$8,929 psm |
| Mar 2024 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 90 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Feb 2024 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 90 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Jan 2024 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 90 years left | 92 sqm | S$755,000 | S$8,207 psm |
| Dec 2023 | Blk 475A · 3 ROOM · 01 TO 03 · DBSS · 90 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Nov 2023 | Blk 475A · 4 ROOM · 01 TO 03 · DBSS · 90 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Nov 2023 | Blk 475A · 3 ROOM · 13 TO 15 · DBSS · 90 years left | 67 sqm | S$540,888 | S$8,073 psm |
| Jul 2023 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 90 years left | 92 sqm | S$712,000 | S$7,739 psm |
| Mar 2023 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 91 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jan 2023 | Blk 475A · 5 ROOM · 16 TO 18 · DBSS · 91 years left | 112 sqm | S$898,000 | S$8,018 psm |
| Jan 2023 | Blk 475A · 5 ROOM · 01 TO 03 · DBSS · 91 years left | 112 sqm | S$765,000 | S$6,830 psm |
| Nov 2022 | Blk 475A · 3 ROOM · 04 TO 06 · DBSS · 91 years left | 67 sqm | S$523,000 | S$7,806 psm |
| Nov 2022 | Blk 475A · 3 ROOM · 04 TO 06 · DBSS · 91 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Oct 2022 | Blk 475A · 4 ROOM · 16 TO 18 · DBSS · 91 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Sept 2022 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Aug 2022 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 91 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jul 2022 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 92 sqm | S$655,000 | S$7,120 psm |
| May 2022 | Blk 475A · 4 ROOM · 07 TO 09 · DBSS · 92 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Mar 2022 | Blk 475A · 5 ROOM · 16 TO 18 · DBSS · 92 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Mar 2022 | Blk 475A · 5 ROOM · 01 TO 03 · DBSS · 92 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Mar 2022 | Blk 475A · 4 ROOM · 13 TO 15 · DBSS · 92 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Mar 2022 | Blk 475A · 4 ROOM · 10 TO 12 · DBSS · 92 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Feb 2022 | Blk 475A · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 112 sqm | S$760,000 | S$6,786 psm |
| Dec 2021 | Blk 475A · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Nov 2021 | Blk 475A · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 112 sqm | S$783,000 | S$6,991 psm |
| Nov 2021 | Blk 475A · 4 ROOM · 04 TO 06 · DBSS · 92 years left | 92 sqm | S$592,000 | S$6,435 psm |
| Oct 2021 | Blk 475A · 4 ROOM · 04 TO 06 · DBSS · 92 years left | 92 sqm | S$590,000 | S$6,413 psm |
Showing 44 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 475A · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 475A · 5 ROOM | S$4,250 | — |
| Jul 2026 | Blk 475A · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 475A · 4 ROOM | S$3,250 | — |
| Feb 2026 | Blk 475A · 5 ROOM | S$2,600 | — |
| May 2025 | Blk 475A · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 475A · 4 ROOM | S$3,500 | — |
| Jan 2025 | Blk 475A · 5 ROOM | S$2,600 | — |
| Oct 2024 | Blk 475A · 4 ROOM | S$3,050 | — |
| Sept 2024 | Blk 475A · 5 ROOM | S$4,450 | — |
| Aug 2024 | Blk 475A · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 475A · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 475A · 5 ROOM | S$2,600 | — |
| Jun 2023 | Blk 475A · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 475A · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 475A · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 475A · 5 ROOM | S$3,250 | — |
| Mar 2022 | Blk 475A · 4 ROOM | S$2,550 | — |
| Feb 2022 | Blk 475A · 3 ROOM | S$2,000 | — |
| Jan 2022 | Blk 475A · 3 ROOM | S$2,700 | — |
| May 2021 | Blk 475A · 4 ROOM | S$2,600 | — |
| Apr 2021 | Blk 475A · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 475A · 4 ROOM | S$2,350 | — |
| Jan 2021 | Blk 475A · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 475A · 5 ROOM | S$2,000 | — |
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 86 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 | 81 years | S$708,885 | S$782,667 | S$847,643 | S$862,467 |
| 10 years | 76 years | S$662,570 | S$807,670 | S$947,341 | S$980,766 |
| 20 years | 66 years | S$599,855 | S$891,353 | S$1,226,293 | S$1,314,356 |
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.