Blk 473B Upp Serangoon Cres
Project page · 99-year lease from 2017
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 473B | 16 TO 18 | 93 sqm | S$710,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Jun 2026 | Blk 473B | 10 TO 12 | 93 sqm | S$695,000 | S$7,473 psm | ×1.000 | S$7,473 psm |
| Jun 2026 | Blk 473B | 07 TO 09 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Jun 2026 | Blk 473B | 13 TO 15 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
| Nov 2025 | Blk 473B | 16 TO 18 | 93 sqm | S$708,000 | S$7,613 psm | ×0.996 | S$7,583 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.
5.53% gross yield
S$39,000 of rent a year against the estimate above · 0.04 points below 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$705,000?
Buying: Stamp duty on S$705,000 · Cash and CPF needed on S$705,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$705,000.
Each opens with this figure filled in; change anything there.
Primary schools near 473b 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) · 360 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 678 m · no 2025 Phase 2C ballot
- North Vista Primary School · 855 m · no 2025 Phase 2C ballot
1 to 2 km
- North Spring Primary School · 1,219 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,226 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,240 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,334 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,415 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,670 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinmin Primary School · 1,943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,993 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 473B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jul 2026 | Blk 473B · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$568,000 | S$8,353 psm |
| Jun 2026 | Blk 473B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jun 2026 | Blk 473B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jun 2026 | Blk 473B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$695,000 | S$7,473 psm |
| May 2026 | Blk 473B · 3 ROOM · 16 TO 18 · Model A · 90 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Feb 2026 | Blk 473B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Nov 2025 | Blk 473B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Sept 2025 | Blk 473B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Jun 2025 | Blk 473B · 3 ROOM · 01 TO 03 · Model A · 91 years left | 68 sqm | S$490,000 | S$7,206 psm |
| May 2025 | Blk 473B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Mar 2025 | Blk 473B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$682,888 | S$7,343 psm |
| Oct 2024 | Blk 473B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Aug 2024 | Blk 473B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Aug 2024 | Blk 473B · 3 ROOM · 13 TO 15 · Model A · 92 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Jul 2024 | Blk 473B · 3 ROOM · 10 TO 12 · Model A · 92 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jul 2024 | Blk 473B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 68 sqm | S$468,000 | S$6,882 psm |
| May 2024 | Blk 473B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$472,000 | S$6,941 psm |
| Jul 2023 | Blk 473B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Feb 2023 | Blk 473B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Jul 2022 | Blk 473B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$552,000 | S$5,935 psm |
| Mar 2022 | Blk 473B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$428,000 | S$6,294 psm |
| Jan 2022 | Blk 473B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jan 2022 | Blk 473B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Dec 2021 | Blk 473B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$452,888 | S$6,660 psm |
| Dec 2021 | Blk 473B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$402,000 | S$5,912 psm |
| Nov 2021 | Blk 473B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 68 sqm | S$390,000 | S$5,735 psm |
Showing 27 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 473B · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 473B · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 473B · 4 ROOM | S$3,000 | — |
| May 2025 | Blk 473B · 3 ROOM | S$2,800 | — |
| Oct 2024 | Blk 473B · 3 ROOM | S$2,800 | — |
| Jun 2024 | Blk 473B · 3 ROOM | S$2,800 | — |
| Aug 2023 | Blk 473B · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 473B · 4 ROOM | S$3,800 | — |
| Jun 2023 | Blk 473B · 3 ROOM | S$3,200 | — |
| Jun 2022 | Blk 473B · 4 ROOM | S$3,400 | — |
| Mar 2021 | Blk 473B · 4 ROOM | S$2,800 | — |
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 89 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 | 84 years | S$661,940 | S$730,835 | S$791,508 | S$805,351 |
| 10 years | 79 years | S$618,692 | S$754,182 | S$884,604 | S$915,816 |
| 20 years | 69 years | S$560,130 | S$832,324 | S$1,145,083 | S$1,227,314 |
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.