Blk 475C Upp Serangoon Cres
Project page · 99-year lease from 2014
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 475C | 04 TO 06 | 112 sqm | S$900,000 | S$8,036 psm | ×1.000 | S$8,036 psm |
| Nov 2025 | Blk 475C | 10 TO 12 | 112 sqm | S$988,000 | S$8,821 psm | ×0.996 | S$8,787 psm |
| Nov 2025 | Blk 475C | 01 TO 03 | 109 sqm | S$865,000 | S$7,936 psm | ×0.996 | S$7,905 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.
4.66% gross yield
S$40,800 of rent a year against the estimate above · 0.3 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$875,892?
Buying: Stamp duty on S$875,892 · Cash and CPF needed on S$875,892 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$875,892.
Each opens with this figure filled in; change anything there.
Primary schools near 475c 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) · 215 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 584 m · no 2025 Phase 2C ballot
- North Vista Primary School · 862 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,090 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Montfort Junior School (boys) · 1,115 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,294 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,328 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,487 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,559 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,810 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 475C · 5 ROOM · 13 TO 15 · DBSS · 87 years left excluded: outlier | 109 sqm | S$995,000 | S$9,128 psm |
| Sept 2026 | Blk 475C · 5 ROOM · 04 TO 06 · DBSS · 87 years left | 112 sqm | S$900,000 | S$8,036 psm |
| Aug 2026 | Blk 475C · 4 ROOM · 07 TO 09 · DBSS · 87 years left | 92 sqm | S$790,000 | S$8,587 psm |
| May 2026 | Blk 475C · 4 ROOM · 16 TO 18 · DBSS · 88 years left excluded: outlier | 92 sqm | S$836,880 | S$9,097 psm |
| Apr 2026 | Blk 475C · 3 ROOM · 13 TO 15 · DBSS · 88 years left | 67 sqm | S$628,000 | S$9,373 psm |
| Mar 2026 | Blk 475C · 3 ROOM · 16 TO 18 · DBSS · 88 years left | 67 sqm | S$655,000 | S$9,776 psm |
| Nov 2025 | Blk 475C · 5 ROOM · 16 TO 18 · DBSS · 88 years left excluded: outlier | 112 sqm | S$1,080,000 | S$9,643 psm |
| Nov 2025 | Blk 475C · 5 ROOM · 01 TO 03 · DBSS · 88 years left | 109 sqm | S$865,000 | S$7,936 psm |
| Nov 2025 | Blk 475C · 5 ROOM · 10 TO 12 · DBSS · 88 years left | 112 sqm | S$988,000 | S$8,821 psm |
| Sept 2025 | Blk 475C · 3 ROOM · 04 TO 06 · DBSS · 88 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jun 2025 | Blk 475C · 5 ROOM · 07 TO 09 · DBSS · 89 years left | 109 sqm | S$950,000 | S$8,716 psm |
| Jun 2025 | Blk 475C · 3 ROOM · 16 TO 18 · DBSS · 89 years left | 67 sqm | S$625,000 | S$9,328 psm |
| Mar 2025 | Blk 475C · 5 ROOM · 01 TO 03 · DBSS · 89 years left | 112 sqm | S$848,000 | S$7,571 psm |
| Oct 2024 | Blk 475C · 4 ROOM · 10 TO 12 · DBSS · 89 years left | 92 sqm | S$803,000 | S$8,728 psm |
| Jul 2024 | Blk 475C · 5 ROOM · 07 TO 09 · DBSS · 89 years left | 112 sqm | S$945,000 | S$8,438 psm |
| Jul 2024 | Blk 475C · 5 ROOM · 04 TO 06 · DBSS · 89 years left | 109 sqm | S$828,000 | S$7,596 psm |
| Jun 2024 | Blk 475C · 5 ROOM · 16 TO 18 · DBSS · 90 years left | 112 sqm | S$980,000 | S$8,750 psm |
| Dec 2023 | Blk 475C · 5 ROOM · 10 TO 12 · DBSS · 90 years left | 112 sqm | S$945,000 | S$8,438 psm |
| Oct 2023 | Blk 475C · 3 ROOM · 01 TO 03 · DBSS · 90 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jun 2023 | Blk 475C · 5 ROOM · 16 TO 18 · DBSS · 91 years left excluded: outlier | 109 sqm | S$960,000 | S$8,807 psm |
| Mar 2023 | Blk 475C · 4 ROOM · 04 TO 06 · DBSS · 91 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Feb 2023 | Blk 475C · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Nov 2022 | Blk 475C · 4 ROOM · 04 TO 06 · DBSS · 91 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Sept 2022 | Blk 475C · 5 ROOM · 07 TO 09 · DBSS · 91 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Sept 2022 | Blk 475C · 3 ROOM · 07 TO 09 · DBSS · 91 years left | 67 sqm | S$523,000 | S$7,806 psm |
| Aug 2022 | Blk 475C · 5 ROOM · 07 TO 09 · DBSS · 91 years left | 109 sqm | S$802,888 | S$7,366 psm |
| Nov 2021 | Blk 475C · 5 ROOM · 16 TO 18 · DBSS · 92 years left | 112 sqm | S$878,000 | S$7,839 psm |
| Nov 2021 | Blk 475C · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 109 sqm | S$780,000 | S$7,156 psm |
| Nov 2021 | Blk 475C · 4 ROOM · 16 TO 18 · DBSS · 92 years left | 92 sqm | S$755,000 | S$8,207 psm |
| Oct 2021 | Blk 475C · 5 ROOM · 13 TO 15 · DBSS · 92 years left | 109 sqm | S$795,000 | S$7,294 psm |
Showing 30 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 475C · 5 ROOM | S$3,700 | — |
| Aug 2026 | Blk 475C · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 475C · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 475C · 5 ROOM | S$3,100 | — |
| Aug 2025 | Blk 475C · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 475C · 5 ROOM | S$3,900 | — |
| Aug 2024 | Blk 475C · 5 ROOM | S$3,700 | — |
| Jul 2024 | Blk 475C · 5 ROOM | S$3,600 | — |
| Nov 2023 | Blk 475C · 5 ROOM | S$3,000 | — |
| Oct 2023 | Blk 475C · 3 ROOM | S$2,100 | — |
| Jul 2023 | Blk 475C · 5 ROOM | S$3,600 | — |
| Oct 2022 | Blk 475C · 3 ROOM | S$1,500 | — |
| Jun 2022 | Blk 475C · 5 ROOM | S$3,000 | — |
| Apr 2022 | Blk 475C · 4 ROOM | S$3,100 | — |
| Jan 2022 | Blk 475C · 3 ROOM | S$2,700 | — |
| Nov 2021 | Blk 475C · 5 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 81 years | S$822,394 | S$907,989 | S$983,370 | S$1,000,568 |
| 10 years | 76 years | S$768,663 | S$936,996 | S$1,099,031 | S$1,137,809 |
| 20 years | 66 years | S$695,905 | S$1,034,079 | S$1,422,650 | S$1,524,814 |
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.