Blk 470C Upp Serangoon Cres
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 470C | 10 TO 12 | 112 sqm | S$858,000 | S$7,661 psm | ×1.000 | S$7,661 psm |
| Aug 2026 | Blk 470C | 07 TO 09 | 112 sqm | S$880,000 | S$7,857 psm | ×1.000 | S$7,857 psm |
| Nov 2025 | Blk 470C | 07 TO 09 | 113 sqm | S$800,888 | S$7,088 psm | ×0.996 | S$7,060 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.
4.76% gross yield
S$40,800 of rent a year against the estimate above · 0.4 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 475C | 5 ROOM | S$3,700 |
| Sept 2026 | 470C | 5 ROOM | S$3,200 |
| Aug 2026 | 473A | 5 ROOM | S$3,550 |
| Jul 2026 | 475A | 5 ROOM | S$4,250 |
| Jun 2026 | 475B | 5 ROOM | S$3,450 |
| Jun 2026 | 470C | 5 ROOM | S$3,400 |
| Jun 2026 | 471B | 5 ROOM | S$2,800 |
| Mar 2026 | 471B | 5 ROOM | S$3,600 |
median of 13 HDB rental approvals for 5 ROOM on Upp Serangoon Cres since 2025-10.
Buying or selling at S$858,000?
Buying: Stamp duty on S$858,000 · Cash and CPF needed on S$858,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$858,000.
Each opens with this figure filled in; change anything there.
Primary schools near 470c 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) · 542 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 618 m · no 2025 Phase 2C ballot
- North Vista Primary School · 623 m · no 2025 Phase 2C ballot
- North Spring Primary School · 959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,134 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,148 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,261 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,443 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,634 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,640 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,712 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 1,758 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,942 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Anchor Green Primary School · 1,949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Xinmin Primary School · 1,982 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 470C · 5 ROOM · 10 TO 12 · Improved · 88 years left | 112 sqm | S$858,000 | S$7,661 psm |
| Aug 2026 | Blk 470C · 5 ROOM · 07 TO 09 · Improved · 88 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Apr 2026 | Blk 470C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$672,888 | S$7,235 psm |
| Nov 2025 | Blk 470C · 5 ROOM · 07 TO 09 · Improved · 89 years left | 113 sqm | S$800,888 | S$7,088 psm |
| Aug 2025 | Blk 470C · 5 ROOM · 13 TO 15 · Improved · 89 years left | 112 sqm | S$869,000 | S$7,759 psm |
| Jul 2025 | Blk 470C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Jun 2025 | Blk 470C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 92 sqm | S$715,000 | S$7,772 psm |
| May 2025 | Blk 470C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Mar 2025 | Blk 470C · 5 ROOM · 16 TO 18 · Improved · 89 years left | 113 sqm | S$858,000 | S$7,593 psm |
| Mar 2025 | Blk 470C · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jul 2024 | Blk 470C · 5 ROOM · 04 TO 06 · Improved · 90 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jun 2024 | Blk 470C · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$828,000 | S$7,393 psm |
| May 2024 | Blk 470C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$566,888 | S$6,096 psm |
| Apr 2024 | Blk 470C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Mar 2024 | Blk 470C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Mar 2024 | Blk 470C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Dec 2023 | Blk 470C · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Nov 2023 | Blk 470C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$612,000 | S$6,581 psm |
| Aug 2023 | Blk 470C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Mar 2023 | Blk 470C · 4 ROOM · 16 TO 18 · Model A · 91 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Feb 2023 | Blk 470C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Nov 2022 | Blk 470C · 5 ROOM · 16 TO 18 · Improved · 92 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Oct 2022 | Blk 470C · 5 ROOM · 01 TO 03 · Improved · 92 years left | 113 sqm | S$680,000 | S$6,018 psm |
| Sept 2022 | Blk 470C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| May 2022 | Blk 470C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$700,000 | S$6,250 psm |
| May 2022 | Blk 470C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$680,000 | S$6,071 psm |
| Mar 2022 | Blk 470C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$558,000 | S$6,065 psm |
| Dec 2021 | Blk 470C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$675,000 | S$6,027 psm |
Showing 28 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 470C · 5 ROOM | S$3,200 | — |
| Jun 2026 | Blk 470C · 5 ROOM | S$3,400 | — |
| Jan 2026 | Blk 470C · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 470C · 5 ROOM | S$3,250 | — |
| Mar 2025 | Blk 470C · 5 ROOM | S$3,600 | — |
| Jul 2024 | Blk 470C · 5 ROOM | S$3,300 | — |
| May 2024 | Blk 470C · 5 ROOM | S$3,100 | — |
| Apr 2024 | Blk 470C · 5 ROOM | S$4,000 | — |
| Jan 2024 | Blk 470C · 4 ROOM | S$3,550 | — |
| Mar 2023 | Blk 470C · 5 ROOM | S$4,000 | — |
| Jun 2022 | Blk 470C · 5 ROOM | S$3,100 | — |
| May 2021 | Blk 470C · 5 ROOM | S$2,400 | — |
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$805,594 | S$889,441 | S$963,281 | S$980,128 |
| 10 years | 77 years | S$752,961 | S$917,855 | S$1,076,580 | S$1,114,566 |
| 20 years | 67 years | S$681,689 | S$1,012,954 | S$1,393,588 | S$1,493,665 |
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.