Blk 476A Upp Serangoon View
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 476A | 16 TO 18 | 67 sqm | S$610,000 | S$9,104 psm | ×1.000 | S$9,104 psm |
| Apr 2026 | Blk 476A | 10 TO 12 | 68 sqm | S$595,000 | S$8,750 psm | ×1.000 | S$8,750 psm |
| Jan 2026 | Blk 476A | 10 TO 12 | 67 sqm | S$590,000 | S$8,806 psm | ×0.997 | S$8,780 psm |
| Dec 2025 | Blk 476A | 16 TO 18 | 67 sqm | S$610,888 | S$9,118 psm | ×0.996 | S$9,082 psm |
How accurate is this estimate for Upp Serangoon View?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 35 sales in Upp Serangoon View 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.
5.51% gross yield
S$33,000 of rent a year against the estimate above · 0.53 points below flats like it
Homes like this rent for about S$2,750 a month, the middle of 1 approval in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 |
|---|---|---|---|
| Apr 2026 | 476A | 3 ROOM | S$2,750 |
median of 1 HDB rental approvals for 3 ROOM on Upp Serangoon View since 2025-10.
Buying or selling at S$598,374?
Buying: Stamp duty on S$598,374 · Cash and CPF needed on S$598,374 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$598,374.
Each opens with this figure filled in; change anything there.
Primary schools near 476a Upp Serangoon View
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) · 695 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,023 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,095 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Seng Kang Primary School · 1,401 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,512 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,556 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,577 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,772 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,980 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Mee Toh School · 1,982 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,994 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 476A · 3 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 67 sqm | S$610,000 | S$9,104 psm |
| Apr 2026 | Blk 476A · 3 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 68 sqm | S$595,000 | S$8,750 psm |
| Jan 2026 | Blk 476A · 3 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 67 sqm | S$590,000 | S$8,806 psm |
| Dec 2025 | Blk 476A · 3 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 67 sqm | S$610,888 | S$9,118 psm |
| Nov 2025 | Blk 476A · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 95 sqm | S$800,000 | S$8,421 psm |
| Oct 2025 | Blk 476A · 3 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 67 sqm | S$580,000 | S$8,657 psm |
| Sept 2025 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Sept 2025 | Blk 476A · 3 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 68 sqm | S$575,000 | S$8,456 psm |
| Aug 2025 | Blk 476A · 3 ROOM · 19 TO 21 · Premium Apartment · 90 years left | 67 sqm | S$610,000 | S$9,104 psm |
| Jun 2025 | Blk 476A · 3 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 68 sqm | S$575,000 | S$8,456 psm |
| Feb 2025 | Blk 476A · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 95 sqm | S$798,000 | S$8,400 psm |
| Feb 2025 | Blk 476A · 3 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 67 sqm | S$571,888 | S$8,536 psm |
| Feb 2025 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 67 sqm | S$499,000 | S$7,448 psm |
| Nov 2024 | Blk 476A · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 95 sqm | S$800,000 | S$8,421 psm |
| Jun 2024 | Blk 476A · 3 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 68 sqm | S$508,999 | S$7,485 psm |
| Apr 2024 | Blk 476A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 95 sqm | S$738,000 | S$7,768 psm |
| Apr 2024 | Blk 476A · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Dec 2023 | Blk 476A · 3 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Oct 2023 | Blk 476A · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 95 sqm | S$730,000 | S$7,684 psm |
| Oct 2023 | Blk 476A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 95 sqm | S$690,000 | S$7,263 psm |
| Oct 2023 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Aug 2023 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 67 sqm | S$485,000 | S$7,239 psm |
| May 2023 | Blk 476A · 4 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 95 sqm | S$780,000 | S$8,211 psm |
| Mar 2023 | Blk 476A · 3 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jan 2023 | Blk 476A · 3 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Jan 2023 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 92 years left excluded: outlier | 67 sqm | S$426,000 | S$6,358 psm |
| Aug 2022 | Blk 476A · 3 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 68 sqm | S$492,088 | S$7,237 psm |
| Jul 2022 | Blk 476A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 95 sqm | S$685,000 | S$7,211 psm |
| Jul 2022 | Blk 476A · 3 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Jul 2022 | Blk 476A · 3 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Jun 2022 | Blk 476A · 3 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Apr 2022 | Blk 476A · 3 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Jan 2022 | Blk 476A · 3 ROOM · 01 TO 03 · Premium Apartment · 93 years left excluded: outlier | 67 sqm | S$380,000 | S$5,672 psm |
| Oct 2021 | Blk 476A · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 95 sqm | S$565,000 | S$5,947 psm |
Showing 34 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 476A · 3 ROOM | S$2,750 | — |
| Sept 2025 | Blk 476A · 4 ROOM | S$4,000 | — |
| Sept 2025 | Blk 476A · 3 ROOM | S$2,750 | — |
| Jun 2025 | Blk 476A · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 476A · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 476A · 3 ROOM | S$2,900 | — |
| Jul 2024 | Blk 476A · 3 ROOM | S$2,400 | — |
| May 2024 | Blk 476A · 3 ROOM | S$3,100 | — |
| Sept 2023 | Blk 476A · 4 ROOM | S$4,000 | — |
| Jul 2023 | Blk 476A · 3 ROOM | S$2,200 | — |
| Apr 2023 | Blk 476A · 3 ROOM | S$2,700 | — |
| Dec 2022 | Blk 476A · 3 ROOM | S$2,800 | — |
| Aug 2022 | Blk 476A · 3 ROOM | S$1,800 | — |
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 88 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 | 83 years | S$561,826 | S$620,301 | S$671,798 | S$683,547 |
| 10 years | 78 years | S$525,119 | S$640,117 | S$750,813 | S$777,304 |
| 20 years | 68 years | S$475,414 | S$706,440 | S$971,896 | S$1,041,690 |
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.