Blk 477A Upp Serangoon View
Project page · 99-year lease from 2016
Based on 5 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 477A | 16 TO 18 | 95 sqm | S$805,000 | S$8,474 psm | ×1.000 | S$8,474 psm |
| May 2026 | Blk 477A | 10 TO 12 | 92 sqm | S$780,000 | S$8,478 psm | ×1.000 | S$8,478 psm |
| Mar 2026 | Blk 477A | 10 TO 12 | 95 sqm | S$845,888 | S$8,904 psm | ×0.997 | S$8,878 psm |
| Dec 2025 | Blk 477A | 10 TO 12 | 95 sqm | S$828,888 | S$8,725 psm | ×0.996 | S$8,691 psm |
| Dec 2025 | Blk 477A | 10 TO 12 | 92 sqm | S$685,000 | S$7,446 psm | ×0.996 | S$7,416 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.
5.23% gross yield
S$40,800 of rent a year against the estimate above · 0.34 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 15 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 | 476C | 4 ROOM | S$3,600 |
| Aug 2026 | 476B | 4 ROOM | S$3,300 |
| Jul 2026 | 477C | 4 ROOM | S$3,200 |
| May 2026 | 476C | 4 ROOM | S$3,500 |
| Mar 2026 | 477C | 4 ROOM | S$3,650 |
| Mar 2026 | 476C | 4 ROOM | S$3,300 |
| Feb 2026 | 477C | 4 ROOM | S$3,500 |
| Feb 2026 | 476C | 4 ROOM | S$3,500 |
median of 15 HDB rental approvals for 4 ROOM on Upp Serangoon View since 2025-10.
Buying or selling at S$780,000?
Buying: Stamp duty on S$780,000 · Cash and CPF needed on S$780,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$780,000.
Each opens with this figure filled in; change anything there.
Primary schools near 477a 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) · 762 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Vista Primary School · 911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,232 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,459 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,584 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,602 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Holy Innocents' Primary School · 1,623 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,811 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,825 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,987 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 477A · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 112 sqm | S$875,000 | S$7,813 psm |
| Jul 2026 | Blk 477A · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 95 sqm | S$805,000 | S$8,474 psm |
| May 2026 | Blk 477A · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 112 sqm | S$888,888 | S$7,937 psm |
| May 2026 | Blk 477A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Mar 2026 | Blk 477A · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 112 sqm | S$850,000 | S$7,589 psm |
| Mar 2026 | Blk 477A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 95 sqm | S$845,888 | S$8,904 psm |
| Dec 2025 | Blk 477A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Dec 2025 | Blk 477A · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 95 sqm | S$828,888 | S$8,725 psm |
| Jul 2025 | Blk 477A · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Jun 2025 | Blk 477A · 5 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 112 sqm | S$898,000 | S$8,018 psm |
| Aug 2024 | Blk 477A · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 95 sqm | S$762,800 | S$8,029 psm |
| May 2024 | Blk 477A · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Jan 2024 | Blk 477A · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 112 sqm | S$841,000 | S$7,509 psm |
| Jan 2024 | Blk 477A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 112 sqm | S$830,888 | S$7,419 psm |
| Nov 2023 | Blk 477A · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Sept 2023 | Blk 477A · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 112 sqm | S$847,000 | S$7,563 psm |
| Aug 2023 | Blk 477A · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 95 sqm | S$775,000 | S$8,158 psm |
| May 2023 | Blk 477A · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 112 sqm | S$846,000 | S$7,554 psm |
| Mar 2023 | Blk 477A · 4 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Sept 2022 | Blk 477A · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Aug 2022 | Blk 477A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$620,000 | S$6,739 psm |
| May 2022 | Blk 477A · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Feb 2022 | Blk 477A · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$594,000 | S$6,457 psm |
| Jan 2022 | Blk 477A · 4 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 92 sqm | S$650,000 | S$7,065 psm |
Showing 24 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 477A · 4 ROOM | S$3,350 | — |
| Dec 2025 | Blk 477A · 4 ROOM | S$3,100 | — |
| Apr 2024 | Blk 477A · 4 ROOM | S$3,300 | — |
| Feb 2024 | Blk 477A · 5 ROOM | S$3,800 | — |
| Dec 2023 | Blk 477A · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 477A · 5 ROOM | S$3,800 | — |
| Apr 2023 | Blk 477A · 4 ROOM | S$3,400 | — |
| Apr 2022 | Blk 477A · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 477A · 4 ROOM | S$2,600 | — |
| Aug 2021 | Blk 477A · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 477A · 4 ROOM | S$2,300 | — |
| Apr 2021 | Blk 477A · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 477A · 4 ROOM | S$1,700 | — |
| Feb 2021 | Blk 477A · 5 ROOM | S$2,650 | — |
| Feb 2021 | Blk 477A · 4 ROOM | S$2,200 | — |
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$732,358 | S$808,583 | S$875,711 | S$891,026 |
| 10 years | 78 years | S$684,510 | S$834,414 | S$978,710 | S$1,013,242 |
| 20 years | 68 years | S$619,718 | S$920,868 | S$1,266,899 | S$1,357,878 |
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.