Blk 471B Upp Serangoon Cres
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 471B | 01 TO 03 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| Sept 2026 | Blk 471B | 10 TO 12 | 92 sqm | S$705,000 | S$7,663 psm | ×1.000 | S$7,663 psm |
| Sept 2026 | Blk 471B | 13 TO 15 | 92 sqm | S$710,000 | S$7,717 psm | ×1.000 | S$7,717 psm |
| Jun 2026 | Blk 471B | 01 TO 03 | 92 sqm | S$650,000 | S$7,065 psm | ×1.000 | S$7,065 psm |
| May 2026 | Blk 471B | 07 TO 09 | 92 sqm | S$686,000 | S$7,457 psm | ×1.000 | S$7,457 psm |
| May 2026 | Blk 471B | 16 TO 18 | 92 sqm | S$700,000 | S$7,609 psm | ×1.000 | S$7,609 psm |
| Nov 2025 | Blk 471B | 04 TO 06 | 92 sqm | S$670,000 | S$7,283 psm | ×0.996 | S$7,254 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.
5.69% gross yield
S$39,000 of rent a year against the estimate above · 0.12 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
| 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$686,000?
Buying: Stamp duty on S$686,000 · Cash and CPF needed on S$686,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$686,000.
Each opens with this figure filled in; change anything there.
Primary schools near 471b 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) · 519 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 649 m · no 2025 Phase 2C ballot
- North Vista Primary School · 680 m · no 2025 Phase 2C ballot
- North Spring Primary School · 998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,187 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,200 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,276 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,414 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,663 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,681 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,816 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,974 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinmin Primary School · 1,995 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 471B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Sept 2026 | Blk 471B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$710,000 | S$7,717 psm |
| Sept 2026 | Blk 471B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$705,000 | S$7,663 psm |
| Sept 2026 | Blk 471B · 5 ROOM · 13 TO 15 · Improved · 88 years left | 112 sqm | S$865,000 | S$7,723 psm |
| Aug 2026 | Blk 471B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Jul 2026 | Blk 471B · 5 ROOM · 10 TO 12 · Improved · 88 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Jul 2026 | Blk 471B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$578,000 | S$8,627 psm |
| Jun 2026 | Blk 471B · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2026 | Blk 471B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$700,000 | S$7,609 psm |
| May 2026 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$686,000 | S$7,457 psm |
| Mar 2026 | Blk 471B · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Nov 2025 | Blk 471B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Aug 2025 | Blk 471B · 5 ROOM · 10 TO 12 · Improved · 89 years left | 112 sqm | S$862,000 | S$7,696 psm |
| Apr 2025 | Blk 471B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$699,888 | S$7,607 psm |
| Dec 2024 | Blk 471B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$686,800 | S$7,465 psm |
| Aug 2024 | Blk 471B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$676,000 | S$7,348 psm |
| Mar 2024 | Blk 471B · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$828,000 | S$7,393 psm |
| Jan 2024 | Blk 471B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2023 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Sept 2023 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Jun 2023 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jan 2023 | Blk 471B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$588,888 | S$6,401 psm |
| Nov 2022 | Blk 471B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Sept 2022 | Blk 471B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Aug 2022 | Blk 471B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Jun 2022 | Blk 471B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Jun 2022 | Blk 471B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$450,000 | S$6,716 psm |
| May 2022 | Blk 471B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$705,000 | S$6,295 psm |
| Feb 2022 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Dec 2021 | Blk 471B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Dec 2021 | Blk 471B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$464,000 | S$5,043 psm |
| Nov 2021 | Blk 471B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Nov 2021 | Blk 471B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$483,000 | S$5,250 psm |
Showing 33 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 471B · 4 ROOM | S$3,000 | — |
| Jun 2026 | Blk 471B · 4 ROOM | S$3,300 | — |
| Jun 2026 | Blk 471B · 5 ROOM | S$2,800 | — |
| Mar 2026 | Blk 471B · 5 ROOM | S$3,600 | — |
| Mar 2026 | Blk 471B · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 471B · 4 ROOM | S$3,250 | — |
| Dec 2025 | Blk 471B · 5 ROOM | S$2,800 | — |
| Aug 2025 | Blk 471B · 5 ROOM | S$3,700 | — |
| Aug 2025 | Blk 471B · 4 ROOM | S$2,900 | — |
| Jul 2025 | Blk 471B · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 471B · 5 ROOM | S$2,800 | — |
| Dec 2024 | Blk 471B · 3 ROOM | S$2,800 | — |
| Sept 2024 | Blk 471B · 4 ROOM | S$3,150 | — |
| Jul 2024 | Blk 471B · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 471B · 5 ROOM | S$2,800 | — |
| May 2024 | Blk 471B · 4 ROOM | S$3,350 | — |
| Mar 2024 | Blk 471B · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 471B · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 471B · 4 ROOM | S$3,000 | — |
| Jul 2023 | Blk 471B · 4 ROOM | S$2,700 | — |
| May 2023 | Blk 471B · 5 ROOM | S$3,400 | — |
| Mar 2023 | Blk 471B · 5 ROOM | S$4,150 | — |
| Dec 2022 | Blk 471B · 4 ROOM | S$3,600 | — |
| Aug 2022 | Blk 471B · 5 ROOM | S$2,800 | — |
| Feb 2022 | Blk 471B · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 471B · 4 ROOM | S$2,750 | — |
| Oct 2021 | Blk 471B · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 471B · 5 ROOM | S$2,750 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$644,100 | S$711,138 | S$770,176 | S$783,646 |
| 10 years | 77 years | S$602,018 | S$733,856 | S$860,762 | S$891,133 |
| 20 years | 67 years | S$545,034 | S$809,891 | S$1,114,221 | S$1,194,236 |
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.