homequant
HDB · 532470

Blk 470B Upp Serangoon Cres

Project page · 99-year lease from 2015

Indicative value range
S$655,377 – S$719,000
Indicative mid S$693,888 · S$7,542 psm

Based on 47 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 470B16 TO 1892 sqmS$693,888S$7,542 psm×1.000S$7,542 psm
Oct 2026Blk 471B01 TO 0392 sqmS$630,000S$6,848 psm×1.000S$6,848 psm
Sept 2026Blk 475A07 TO 0992 sqmS$780,000S$8,478 psm×1.000S$8,478 psm
Sept 2026Blk 471B10 TO 1292 sqmS$705,000S$7,663 psm×1.000S$7,663 psm
Sept 2026Blk 471B13 TO 1592 sqmS$710,000S$7,717 psm×1.000S$7,717 psm
Sept 2026Blk 471A07 TO 0992 sqmS$675,000S$7,337 psm×1.000S$7,337 psm
Sept 2026Blk 475D16 TO 1892 sqmS$810,000S$8,804 psm×1.000S$8,804 psm
Aug 2026Blk 475C07 TO 0992 sqmS$790,000S$8,587 psm×1.000S$8,587 psm
Aug 2026Blk 473B16 TO 1893 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Aug 2026Blk 473A07 TO 0993 sqmS$708,000S$7,613 psm×1.000S$7,613 psm
Jul 2026Blk 471A04 TO 0692 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Jul 2026Blk 471A04 TO 0692 sqmS$608,000S$6,609 psm×1.000S$6,609 psm
Jul 2026Blk 473A07 TO 0993 sqmS$688,000S$7,398 psm×1.000S$7,398 psm
Jul 2026Blk 470A07 TO 0992 sqmS$632,000S$6,870 psm×1.000S$6,870 psm
Jul 2026Blk 471A10 TO 1292 sqmS$685,000S$7,446 psm×1.000S$7,446 psm
Jun 2026Blk 475B07 TO 0992 sqmS$790,000S$8,587 psm×1.000S$8,587 psm
Jun 2026Blk 475A04 TO 0692 sqmS$750,000S$8,152 psm×1.000S$8,152 psm
Jun 2026Blk 475D01 TO 0392 sqmS$718,000S$7,804 psm×1.000S$7,804 psm
Jun 2026Blk 471B01 TO 0392 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Jun 2026Blk 475A10 TO 1292 sqmS$755,000S$8,207 psm×1.000S$8,207 psm
Jun 2026Blk 473B10 TO 1293 sqmS$695,000S$7,473 psm×1.000S$7,473 psm
Jun 2026Blk 475A13 TO 1592 sqmS$790,000S$8,587 psm×1.000S$8,587 psm
Jun 2026Blk 473B07 TO 0993 sqmS$660,000S$7,097 psm×1.000S$7,097 psm
Jun 2026Blk 473B13 TO 1593 sqmS$705,000S$7,581 psm×1.000S$7,581 psm
May 2026Blk 471B07 TO 0992 sqmS$686,000S$7,457 psm×1.000S$7,457 psm
May 2026Blk 475A16 TO 1892 sqmS$747,000S$8,120 psm×1.000S$8,120 psm
May 2026Blk 475B13 TO 1592 sqmS$785,000S$8,533 psm×1.000S$8,533 psm
May 2026Blk 473C13 TO 1593 sqmS$665,000S$7,151 psm×1.000S$7,151 psm
May 2026Blk 471B16 TO 1892 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
May 2026Blk 475A07 TO 0992 sqmS$770,000S$8,370 psm×1.000S$8,370 psm
May 2026Blk 473A13 TO 1593 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Apr 2026Blk 470C10 TO 1293 sqmS$672,888S$7,235 psm×1.000S$7,235 psm
Apr 2026Blk 470B16 TO 1892 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
Apr 2026Blk 475D04 TO 0692 sqmS$720,000S$7,826 psm×1.000S$7,826 psm
Mar 2026Blk 470A16 TO 1893 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Mar 2026Blk 470A07 TO 0993 sqmS$640,000S$6,882 psm×0.997S$6,861 psm
Mar 2026Blk 471A01 TO 0392 sqmS$609,999S$6,630 psm×0.997S$6,611 psm
Feb 2026Blk 471A16 TO 1892 sqmS$705,000S$7,663 psm×0.997S$7,640 psm
Feb 2026Blk 473D13 TO 1593 sqmS$690,000S$7,419 psm×0.997S$7,397 psm
Feb 2026Blk 470A10 TO 1293 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Feb 2026Blk 470A07 TO 0992 sqmS$650,000S$7,065 psm×0.997S$7,044 psm
Jan 2026Blk 475A04 TO 0692 sqmS$726,888S$7,901 psm×0.997S$7,878 psm
Nov 2025Blk 473B16 TO 1893 sqmS$708,000S$7,613 psm×0.996S$7,583 psm
Nov 2025Blk 473D01 TO 0393 sqmS$630,000S$6,774 psm×0.996S$6,748 psm
Nov 2025Blk 470A04 TO 0692 sqmS$642,000S$6,978 psm×0.996S$6,951 psm
Nov 2025Blk 471B04 TO 0692 sqmS$670,000S$7,283 psm×0.996S$7,254 psm
Nov 2025Blk 471A10 TO 1292 sqmS$675,000S$7,337 psm×0.996S$7,308 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.

5.62% gross yield

S$39,000 of rent a year against the estimate above · 0.05 points above 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

ApprovedBlockFlatRent a month
Sept 2026473C4 ROOMS$3,500
Sept 2026473C4 ROOMS$3,400
Sept 2026473D4 ROOMS$3,350
Sept 2026475A4 ROOMS$3,100
Sept 2026471A4 ROOMS$3,000
Jul 2026470A4 ROOMS$3,600
Jul 2026471A4 ROOMS$3,350
Jul 2026470A4 ROOMS$3,200

median of 21 HDB rental approvals for 4 ROOM on Upp Serangoon Cres since 2025-10.

Buying or selling at S$693,888?

Buying: Stamp duty on S$693,888 · Cash and CPF needed on S$693,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$693,888.

Each opens with this figure filled in; change anything there.

Primary schools near 470b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 470B · 4 ROOM · 16 TO 18 · Model A · 88 years left
92 sqmS$693,888S$7,542 psm
Jun 2026
Blk 470B · 3 ROOM · 10 TO 12 · Model A · 88 years left
67 sqmS$548,000S$8,179 psm
Apr 2026
Blk 470B · 4 ROOM · 16 TO 18 · Model A · 88 years left
92 sqmS$700,000S$7,609 psm
Apr 2026
Blk 470B · 3 ROOM · 04 TO 06 · Model A · 88 years left
67 sqmS$550,000S$8,209 psm
Feb 2026
Blk 470B · 5 ROOM · 01 TO 03 · Improved · 88 years left
113 sqmS$775,000S$6,858 psm
Feb 2026
Blk 470B · 3 ROOM · 10 TO 12 · Model A · 88 years left
67 sqmS$558,000S$8,328 psm
Sept 2025
Blk 470B · 4 ROOM · 07 TO 09 · Model A · 89 years left
92 sqmS$680,000S$7,391 psm
Aug 2025
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 89 years left
92 sqmS$725,888S$7,890 psm
Jul 2025
Blk 470B · 3 ROOM · 07 TO 09 · Model A · 89 years left
67 sqmS$542,000S$8,090 psm
May 2025
Blk 470B · 3 ROOM · 04 TO 06 · Model A · 89 years left
67 sqmS$533,000S$7,955 psm
Feb 2025
Blk 470B · 5 ROOM · 10 TO 12 · Improved · 89 years left
112 sqmS$830,000S$7,411 psm
Jan 2025
Blk 470B · 4 ROOM · 07 TO 09 · Model A · 89 years left
92 sqmS$688,000S$7,478 psm
Nov 2024
Blk 470B · 5 ROOM · 07 TO 09 · Improved · 90 years left
112 sqmS$833,000S$7,438 psm
Nov 2024
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 90 years left
93 sqmS$710,000S$7,634 psm
Apr 2024
Blk 470B · 4 ROOM · 01 TO 03 · Model A · 90 years left
92 sqmS$550,000S$5,978 psm
Dec 2023
Blk 470B · 4 ROOM · 16 TO 18 · Model A · 91 years left
93 sqmS$700,000S$7,527 psm
Dec 2023
Blk 470B · 4 ROOM · 16 TO 18 · Model A · 91 years left
93 sqmS$645,000S$6,935 psm
Nov 2023
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 91 years left
92 sqmS$655,000S$7,120 psm
Aug 2023
Blk 470B · 5 ROOM · 10 TO 12 · Improved · 91 years left
112 sqmS$800,000S$7,143 psm
Aug 2023
Blk 470B · 4 ROOM · 04 TO 06 · Model A · 91 years left
92 sqmS$546,000S$5,935 psm
Jul 2023
Blk 470B · 4 ROOM · 10 TO 12 · Model A · 91 years left
92 sqmS$630,000S$6,848 psm
Jun 2023
Blk 470B · 3 ROOM · 16 TO 18 · Model A · 91 years left
67 sqmS$510,000S$7,612 psm
Apr 2023
Blk 470B · 5 ROOM · 16 TO 18 · Improved · 91 years left
112 sqmS$800,000S$7,143 psm
Jan 2023
Blk 470B · 4 ROOM · 04 TO 06 · Model A · 91 years left
93 sqmS$555,000S$5,968 psm
Oct 2022
Blk 470B · 4 ROOM · 19 TO 21 · Model A · 92 years left
93 sqmS$608,888S$6,547 psm
Sept 2022
Blk 470B · 4 ROOM · 10 TO 12 · Model A · 92 years left
92 sqmS$578,000S$6,283 psm
Jul 2022
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$560,000S$6,087 psm
Jul 2022
Blk 470B · 4 ROOM · 10 TO 12 · Model A · 92 years left
92 sqmS$536,000S$5,826 psm
Jun 2022
Blk 470B · 5 ROOM · 19 TO 21 · Improved · 92 years left
112 sqmS$770,000S$6,875 psm
May 2022
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$530,000S$5,761 psm
Jan 2022
Blk 470B · 5 ROOM · 13 TO 15 · Improved · 92 years left
112 sqmS$728,000S$6,500 psm
Dec 2021
Blk 470B · 3 ROOM · 16 TO 18 · Model A · 93 years left
67 sqmS$420,000S$6,269 psm
Nov 2021
Blk 470B · 4 ROOM · 13 TO 15 · Model A · 93 years left
92 sqmS$495,000S$5,380 psm
Nov 2021
Blk 470B · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$490,000S$5,326 psm
Nov 2021
Blk 470B · 3 ROOM · 07 TO 09 · Model A · 93 years left
68 sqmS$420,000S$6,176 psm
See more

Showing 35 of 72.

Sale prices as filed in caveats.

Where the lease takes this

About 87 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$651,506S$719,315S$779,032S$792,657
10 years77 yearsS$608,940S$742,295S$870,660S$901,380
20 years67 yearsS$551,301S$819,204S$1,127,033S$1,207,968

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.