Blk 476B Upp Serangoon View
Project page · 99-year lease from 2016
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 476B | 13 TO 15 | 92 sqm | S$758,000 | S$8,239 psm | ×1.000 | S$8,239 psm |
| Jan 2026 | Blk 476B | 07 TO 09 | 92 sqm | S$758,000 | S$8,239 psm | ×0.997 | S$8,215 psm |
| Dec 2025 | Blk 476B | 16 TO 18 | 92 sqm | S$760,000 | S$8,261 psm | ×0.996 | S$8,228 psm |
How accurate is this estimate for Upp Serangoon View?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 35 sales in Upp Serangoon View 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.
5.39% gross yield
S$40,800 of rent a year against the estimate above · 0.18 points below flats like it
Homes like this rent for about S$3,400 a month, the middle of 15 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 | 476C | 4 ROOM | S$3,600 |
| Aug 2026 | 476B | 4 ROOM | S$3,300 |
| Jul 2026 | 477C | 4 ROOM | S$3,200 |
| May 2026 | 476C | 4 ROOM | S$3,500 |
| Mar 2026 | 477C | 4 ROOM | S$3,650 |
| Mar 2026 | 476C | 4 ROOM | S$3,300 |
| Feb 2026 | 477C | 4 ROOM | S$3,500 |
| Feb 2026 | 476C | 4 ROOM | S$3,500 |
median of 15 HDB rental approvals for 4 ROOM on Upp Serangoon View since 2025-10.
Buying or selling at S$757,014?
Buying: Stamp duty on S$757,014 · Cash and CPF needed on S$757,014 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$757,014.
Each opens with this figure filled in; change anything there.
Primary schools near 476b Upp Serangoon View
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) · 739 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 1,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- North Vista Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,033 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Seng Kang Primary School · 1,348 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,542 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,603 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,708 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,927 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 476B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Jul 2026 | Blk 476B · 5 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 115 sqm | S$992,000 | S$8,626 psm |
| Jan 2026 | Blk 476B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Dec 2025 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Sept 2025 | Blk 476B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$770,000 | S$8,370 psm |
| May 2025 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Sept 2024 | Blk 476B · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 92 sqm | S$708,888 | S$7,705 psm |
| Jun 2024 | Blk 476B · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 115 sqm | S$880,000 | S$7,652 psm |
| May 2024 | Blk 476B · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 115 sqm | S$875,000 | S$7,609 psm |
| Apr 2024 | Blk 476B · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jan 2024 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Nov 2023 | Blk 476B · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 115 sqm | S$835,000 | S$7,261 psm |
| Jul 2023 | Blk 476B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Apr 2023 | Blk 476B · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$707,000 | S$7,685 psm |
| Mar 2023 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jan 2023 | Blk 476B · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 115 sqm | S$900,000 | S$7,826 psm |
| Jan 2023 | Blk 476B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 115 sqm | S$846,000 | S$7,357 psm |
| Dec 2022 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Oct 2022 | Blk 476B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$673,000 | S$7,315 psm |
| Aug 2022 | Blk 476B · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 115 sqm | S$785,000 | S$6,826 psm |
| Aug 2022 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jul 2022 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$633,000 | S$6,880 psm |
| Apr 2022 | Blk 476B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$651,000 | S$7,076 psm |
| Apr 2022 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Apr 2022 | Blk 476B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Feb 2022 | Blk 476B · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jan 2022 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Dec 2021 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Nov 2021 | Blk 476B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 115 sqm | S$740,000 | S$6,435 psm |
| Nov 2021 | Blk 476B · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Oct 2021 | Blk 476B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$588,000 | S$6,391 psm |
Showing 31 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 476B · 5 ROOM | S$3,500 | — |
| Aug 2026 | Blk 476B · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 476B · 4 ROOM | S$3,000 | — |
| Oct 2025 | Blk 476B · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 476B · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 476B · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 476B · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 476B · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 476B · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 476B · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 476B · 4 ROOM | S$3,500 | — |
| Nov 2023 | Blk 476B · 4 ROOM | S$3,600 | — |
| Sept 2022 | Blk 476B · 4 ROOM | S$3,200 | — |
| Jul 2022 | Blk 476B · 4 ROOM | S$3,200 | — |
| Jul 2021 | Blk 476B · 4 ROOM | S$2,500 | — |
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 88 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 | 83 years | S$710,776 | S$784,754 | S$849,904 | S$864,768 |
| 10 years | 78 years | S$664,338 | S$809,824 | S$949,868 | S$983,382 |
| 20 years | 68 years | S$601,455 | S$893,730 | S$1,229,564 | S$1,317,862 |
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.