Blk 364B Upp Serangoon Rd
Project page · 99-year lease from 2018
Based on 9 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 365C | 16 TO 18 | 67 sqm | S$653,000 | S$9,746 psm | ×1.000 | S$9,746 psm |
| Jun 2026 | Blk 364A | 04 TO 06 | 67 sqm | S$603,000 | S$9,000 psm | ×1.000 | S$9,000 psm |
| Apr 2026 | Blk 365D | 10 TO 12 | 67 sqm | S$660,000 | S$9,851 psm | ×1.000 | S$9,851 psm |
| Feb 2026 | Blk 365D | 10 TO 12 | 67 sqm | S$630,088 | S$9,404 psm | ×0.997 | S$9,377 psm |
| Jan 2026 | Blk 365A | 10 TO 12 | 67 sqm | S$630,000 | S$9,403 psm | ×0.997 | S$9,375 psm |
| Jan 2026 | Blk 365B | 16 TO 18 | 67 sqm | S$618,000 | S$9,224 psm | ×0.997 | S$9,197 psm |
| Jan 2026 | Blk 365C | 07 TO 09 | 67 sqm | S$635,000 | S$9,478 psm | ×0.997 | S$9,450 psm |
| Dec 2025 | Blk 365C | 07 TO 09 | 67 sqm | S$615,000 | S$9,179 psm | ×0.996 | S$9,143 psm |
| Nov 2025 | Blk 364B | 10 TO 12 | 67 sqm | S$640,000 | S$9,552 psm | ×0.996 | S$9,515 psm |
How accurate is this estimate for Upp Serangoon Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Upp Serangoon Rd since.
- Median error
- 4.3%
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.
5.63% gross yield
S$35,400 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$2,950 a month, the middle of 6 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 | 364B | 3 ROOM | S$2,800 |
| Aug 2026 | 365D | 3 ROOM | S$2,800 |
| May 2026 | 365C | 3 ROOM | S$3,300 |
| Apr 2026 | 365A | 3 ROOM | S$3,000 |
| Apr 2026 | 365D | 3 ROOM | S$3,000 |
| Oct 2025 | 364A | 3 ROOM | S$2,900 |
median of 6 HDB rental approvals for 3 ROOM on Upp Serangoon Rd since 2025-10.
Buying or selling at S$628,230?
Buying: Stamp duty on S$628,230 · Cash and CPF needed on S$628,230 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$628,230.
Each opens with this figure filled in; change anything there.
Primary schools near 364b Upp Serangoon Rd
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) · 227 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Holy Innocents' Primary School · 482 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 748 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 855 m · no 2025 Phase 2C ballot
1 to 2 km
- North Vista Primary School · 1,298 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,435 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,446 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,493 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,529 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,895 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Nov 2025 | Blk 364B · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$640,000 | S$9,552 psm |
| Apr 2025 | Blk 364B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$798,000 | S$8,674 psm |
| Jun 2024 | Blk 364B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$750,000 | S$8,152 psm |
| Mar 2023 | Blk 364B · 3 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 67 sqm | S$430,000 | S$6,418 psm |
| Jan 2023 | Blk 364B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$525,888 | S$7,849 psm |
| Oct 2022 | Blk 364B · 3 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 67 sqm | S$439,888 | S$6,565 psm |
| Apr 2022 | Blk 364B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$488,000 | S$7,284 psm |
| Mar 2022 | Blk 364B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Mar 2022 | Blk 364B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$478,000 | S$7,134 psm |
| Jan 2022 | Blk 364B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Dec 2021 | Blk 364B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$446,000 | S$6,657 psm |
| Nov 2021 | Blk 364B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$618,000 | S$6,717 psm |
| Oct 2021 | Blk 364B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$625,000 | S$6,793 psm |
Showing 13 of 14.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 364B · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 364B · 3 ROOM | S$3,000 | — |
| Jul 2024 | Blk 364B · 3 ROOM | S$3,300 | — |
| Oct 2023 | Blk 364B · 3 ROOM | S$3,400 | — |
| Jul 2021 | Blk 364B · 3 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 90 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 | 85 years | S$597,258 | S$659,422 | S$714,166 | S$726,656 |
| 10 years | 80 years | S$560,778 | S$683,586 | S$801,799 | S$830,089 |
| 20 years | 70 years | S$494,656 | S$735,033 | S$1,011,233 | S$1,083,852 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.