Blk 476C 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 476C | 10 TO 12 | 95 sqm | S$828,000 | S$8,716 psm | ×1.000 | S$8,716 psm |
| Jul 2026 | Blk 476C | 10 TO 12 | 92 sqm | S$786,888 | S$8,553 psm | ×1.000 | S$8,553 psm |
| Nov 2025 | Blk 476C | 10 TO 12 | 95 sqm | S$838,000 | S$8,821 psm | ×0.996 | S$8,786 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.
5.09% gross yield
S$40,800 of rent a year against the estimate above · 0.48 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$801,853?
Buying: Stamp duty on S$801,853 · Cash and CPF needed on S$801,853 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$801,853.
Each opens with this figure filled in; change anything there.
Primary schools near 476c 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) · 786 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- North Spring Primary School · 966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Primary School · 1,013 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Seng Kang Primary School · 1,290 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,526 m · no 2025 Phase 2C ballot
- Holy Innocents' Primary School · 1,630 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,630 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,639 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Mee Toh School · 1,847 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 476C · 5 ROOM · 16 TO 18 · Premium Apartment · 89 years left | 112 sqm | S$960,000 | S$8,571 psm |
| Jul 2026 | Blk 476C · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 92 sqm | S$786,888 | S$8,553 psm |
| Jul 2026 | Blk 476C · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 95 sqm | S$828,000 | S$8,716 psm |
| Mar 2026 | Blk 476C · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 115 sqm | S$980,000 | S$8,522 psm |
| Nov 2025 | Blk 476C · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 95 sqm | S$838,000 | S$8,821 psm |
| Oct 2025 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 92 sqm | S$770,888 | S$8,379 psm |
| Sept 2025 | Blk 476C · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 95 sqm | S$802,000 | S$8,442 psm |
| Jul 2025 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 92 sqm | S$758,000 | S$8,239 psm |
| Jun 2025 | Blk 476C · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$740,000 | S$8,043 psm |
| Jun 2025 | Blk 476C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Apr 2025 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jan 2025 | Blk 476C · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 92 sqm | S$691,000 | S$7,511 psm |
| Dec 2024 | Blk 476C · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 115 sqm | S$940,000 | S$8,174 psm |
| Nov 2024 | Blk 476C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 92 sqm | S$728,000 | S$7,913 psm |
| Sept 2024 | Blk 476C · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jul 2024 | Blk 476C · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$708,000 | S$7,696 psm |
| May 2024 | Blk 476C · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$720,888 | S$7,836 psm |
| Mar 2024 | Blk 476C · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 115 sqm | S$878,000 | S$7,635 psm |
| Mar 2024 | Blk 476C · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 115 sqm | S$856,888 | S$7,451 psm |
| Mar 2024 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 95 sqm | S$721,000 | S$7,589 psm |
| Feb 2024 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jan 2024 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 92 sqm | S$705,000 | S$7,663 psm |
| Oct 2023 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Oct 2023 | Blk 476C · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Sept 2023 | Blk 476C · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 112 sqm | S$855,000 | S$7,634 psm |
| Apr 2023 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$626,000 | S$6,804 psm |
| Jan 2023 | Blk 476C · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 112 sqm | S$820,000 | S$7,321 psm |
| Jan 2023 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jan 2023 | Blk 476C · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$682,000 | S$7,413 psm |
| Jan 2023 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Nov 2022 | Blk 476C · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 95 sqm | S$720,000 | S$7,579 psm |
| Jun 2022 | Blk 476C · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 95 sqm | S$670,000 | S$7,053 psm |
| May 2022 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Apr 2022 | Blk 476C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left excluded: outlier | 112 sqm | S$715,000 | S$6,384 psm |
| Jan 2022 | Blk 476C · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left excluded: outlier | 112 sqm | S$702,000 | S$6,268 psm |
| Jan 2022 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Nov 2021 | Blk 476C · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 112 sqm | S$705,000 | S$6,295 psm |
| Nov 2021 | Blk 476C · 4 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 92 sqm | S$645,000 | S$7,011 psm |
Showing 38 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 476C · 4 ROOM | S$3,600 | — |
| Jun 2026 | Blk 476C · 5 ROOM | S$3,700 | — |
| May 2026 | Blk 476C · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 476C · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 476C · 4 ROOM | S$3,500 | — |
| Feb 2026 | Blk 476C · 4 ROOM | S$3,400 | — |
| Oct 2025 | Blk 476C · 4 ROOM | S$3,700 | — |
| Aug 2025 | Blk 476C · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 476C · 5 ROOM | S$3,700 | — |
| Oct 2024 | Blk 476C · 5 ROOM | S$3,500 | — |
| Jul 2024 | Blk 476C · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 476C · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 476C · 4 ROOM | S$3,600 | — |
| Dec 2023 | Blk 476C · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 476C · 4 ROOM | S$3,700 | — |
| Aug 2022 | Blk 476C · 4 ROOM | S$3,400 | — |
| Mar 2022 | Blk 476C · 4 ROOM | S$3,450 | — |
| Dec 2021 | Blk 476C · 5 ROOM | S$2,700 | — |
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$752,876 | S$831,236 | S$900,245 | S$915,989 |
| 10 years | 78 years | S$703,687 | S$857,791 | S$1,006,129 | S$1,041,629 |
| 20 years | 68 years | S$637,080 | S$946,667 | S$1,302,393 | S$1,395,921 |
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.