homequant
HDB · 532475

Blk 475B Upp Serangoon Cres

Project page · 99-year lease from 2014

Indicative value range
S$806,806 – S$875,892
Indicative mid S$835,017 · S$7,661 psm

Based on 21 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 470C10 TO 12112 sqmS$858,000S$7,661 psm×1.000S$7,661 psm
Oct 2026Blk 473C13 TO 15113 sqmS$850,000S$7,522 psm×1.000S$7,522 psm
Sept 2026Blk 475A07 TO 09112 sqmS$995,888S$8,892 psm×1.000S$8,892 psm
Sept 2026Blk 471B13 TO 15112 sqmS$865,000S$7,723 psm×1.000S$7,723 psm
Sept 2026Blk 473D04 TO 06113 sqmS$824,000S$7,292 psm×1.000S$7,292 psm
Sept 2026Blk 475C04 TO 06112 sqmS$900,000S$8,036 psm×1.000S$8,036 psm
Aug 2026Blk 470C07 TO 09112 sqmS$880,000S$7,857 psm×1.000S$7,857 psm
Jul 2026Blk 471B10 TO 12112 sqmS$830,000S$7,411 psm×1.000S$7,411 psm
Jul 2026Blk 470A13 TO 15112 sqmS$900,888S$8,044 psm×1.000S$8,044 psm
Mar 2026Blk 470A04 TO 06112 sqmS$868,888S$7,758 psm×0.997S$7,735 psm
Mar 2026Blk 471B04 TO 06112 sqmS$770,000S$6,875 psm×0.997S$6,855 psm
Mar 2026Blk 475A13 TO 15112 sqmS$964,999S$8,616 psm×0.997S$8,591 psm
Feb 2026Blk 470B01 TO 03113 sqmS$775,000S$6,858 psm×0.997S$6,838 psm
Jan 2026Blk 473A07 TO 09113 sqmS$838,888S$7,424 psm×0.997S$7,402 psm
Dec 2025Blk 475B07 TO 09109 sqmS$940,000S$8,624 psm×0.996S$8,590 psm
Dec 2025Blk 473A10 TO 12113 sqmS$845,888S$7,486 psm×0.996S$7,456 psm
Nov 2025Blk 475C10 TO 12112 sqmS$988,000S$8,821 psm×0.996S$8,787 psm
Nov 2025Blk 470C07 TO 09113 sqmS$800,888S$7,088 psm×0.996S$7,060 psm
Nov 2025Blk 473A07 TO 09113 sqmS$828,000S$7,327 psm×0.996S$7,299 psm
Nov 2025Blk 475C01 TO 03109 sqmS$865,000S$7,936 psm×0.996S$7,905 psm
Nov 2025Blk 473A16 TO 18113 sqmS$865,000S$7,655 psm×0.996S$7,625 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.

4.89% gross yield

S$40,800 of rent a year against the estimate above · 0.53 points above flats like it

Homes like this rent for about S$3,400 a month, the middle of 13 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 2026475C5 ROOMS$3,700
Sept 2026470C5 ROOMS$3,200
Aug 2026473A5 ROOMS$3,550
Jul 2026475A5 ROOMS$4,250
Jun 2026475B5 ROOMS$3,450
Jun 2026470C5 ROOMS$3,400
Jun 2026471B5 ROOMS$2,800
Mar 2026471B5 ROOMS$3,600

median of 13 HDB rental approvals for 5 ROOM on Upp Serangoon Cres since 2025-10.

Buying or selling at S$835,017?

Buying: Stamp duty on S$835,017 · Cash and CPF needed on S$835,017 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$835,017.

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

Primary schools near 475b 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
Sept 2026
Blk 475B · 5 ROOM · 10 TO 12 · DBSS · 87 years left
excluded: outlier
109 sqmS$990,000S$9,083 psm
Aug 2026
Blk 475B · 5 ROOM · 10 TO 12 · DBSS · 87 years left
excluded: outlier
109 sqmS$1,010,000S$9,266 psm
Jun 2026
Blk 475B · 4 ROOM · 07 TO 09 · DBSS · 88 years left
92 sqmS$790,000S$8,587 psm
May 2026
Blk 475B · 4 ROOM · 13 TO 15 · DBSS · 88 years left
92 sqmS$785,000S$8,533 psm
Apr 2026
Blk 475B · 3 ROOM · 07 TO 09 · DBSS · 88 years left
67 sqmS$598,000S$8,925 psm
Dec 2025
Blk 475B · 5 ROOM · 07 TO 09 · DBSS · 88 years left
109 sqmS$940,000S$8,624 psm
Oct 2025
Blk 475B · 5 ROOM · 16 TO 18 · DBSS · 88 years left
109 sqmS$955,000S$8,761 psm
Sept 2025
Blk 475B · 4 ROOM · 04 TO 06 · DBSS · 88 years left
92 sqmS$738,000S$8,022 psm
Aug 2025
Blk 475B · 4 ROOM · 16 TO 18 · DBSS · 88 years left
92 sqmS$818,000S$8,891 psm
Jun 2025
Blk 475B · 4 ROOM · 07 TO 09 · DBSS · 88 years left
92 sqmS$790,000S$8,587 psm
Oct 2024
Blk 475B · 5 ROOM · 10 TO 12 · DBSS · 89 years left
109 sqmS$939,999S$8,624 psm
Sept 2024
Blk 475B · 3 ROOM · 10 TO 12 · DBSS · 89 years left
67 sqmS$570,000S$8,507 psm
Jul 2024
Blk 475B · 4 ROOM · 13 TO 15 · DBSS · 89 years left
92 sqmS$785,000S$8,533 psm
Jul 2024
Blk 475B · 3 ROOM · 16 TO 18 · DBSS · 89 years left
67 sqmS$580,000S$8,657 psm
Jul 2024
Blk 475B · 3 ROOM · 01 TO 03 · DBSS · 89 years left
67 sqmS$510,000S$7,612 psm
May 2024
Blk 475B · 5 ROOM · 01 TO 03 · DBSS · 90 years left
109 sqmS$850,000S$7,798 psm
Mar 2024
Blk 475B · 4 ROOM · 16 TO 18 · DBSS · 90 years left
92 sqmS$790,000S$8,587 psm
Feb 2024
Blk 475B · 5 ROOM · 10 TO 12 · DBSS · 90 years left
112 sqmS$945,000S$8,438 psm
Jan 2024
Blk 475B · 5 ROOM · 07 TO 09 · DBSS · 90 years left
112 sqmS$900,000S$8,036 psm
Nov 2023
Blk 475B · 5 ROOM · 04 TO 06 · DBSS · 90 years left
112 sqmS$875,000S$7,813 psm
Jul 2023
Blk 475B · 3 ROOM · 04 TO 06 · DBSS · 90 years left
67 sqmS$525,000S$7,836 psm
Sept 2022
Blk 475B · 5 ROOM · 07 TO 09 · DBSS · 91 years left
109 sqmS$855,000S$7,844 psm
Jun 2022
Blk 475B · 4 ROOM · 13 TO 15 · DBSS · 91 years left
92 sqmS$600,000S$6,522 psm
Apr 2022
Blk 475B · 5 ROOM · 16 TO 18 · DBSS · 92 years left
109 sqmS$868,888S$7,971 psm
Apr 2022
Blk 475B · 4 ROOM · 07 TO 09 · DBSS · 92 years left
92 sqmS$695,000S$7,554 psm
Mar 2022
Blk 475B · 3 ROOM · 13 TO 15 · DBSS · 92 years left
67 sqmS$568,000S$8,478 psm
Feb 2022
Blk 475B · 3 ROOM · 04 TO 06 · DBSS · 92 years left
67 sqmS$480,000S$7,164 psm
Dec 2021
Blk 475B · 5 ROOM · 07 TO 09 · DBSS · 92 years left
112 sqmS$800,000S$7,143 psm
Nov 2021
Blk 475B · 5 ROOM · 16 TO 18 · DBSS · 92 years left
112 sqmS$900,000S$8,036 psm
Nov 2021
Blk 475B · 4 ROOM · 04 TO 06 · DBSS · 92 years left
92 sqmS$636,000S$6,913 psm
Nov 2021
Blk 475B · 4 ROOM · 10 TO 12 · DBSS · 92 years left
92 sqmS$610,000S$6,630 psm
See more

Showing 31 of 64.

Sale prices as filed in caveats.

Where the lease takes this

About 86 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 years81 yearsS$784,015S$865,616S$937,479S$953,875
10 years76 yearsS$732,792S$893,269S$1,047,743S$1,084,711
20 years66 yearsS$663,430S$985,822S$1,356,260S$1,453,656

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.