Blk 365D Upp Serangoon Rd
Project page · 99-year lease from 2018
Based on 10 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 365C | 04 TO 06 | 93 sqm | S$760,000 | S$8,172 psm | ×1.000 | S$8,172 psm |
| Sept 2026 | Blk 365C | 07 TO 09 | 92 sqm | S$828,000 | S$9,000 psm | ×1.000 | S$9,000 psm |
| Sept 2026 | Blk 365C | 01 TO 03 | 92 sqm | S$705,000 | S$7,663 psm | ×1.000 | S$7,663 psm |
| May 2026 | Blk 365C | 16 TO 18 | 92 sqm | S$885,000 | S$9,620 psm | ×1.000 | S$9,620 psm |
| Apr 2026 | Blk 365D | 10 TO 12 | 92 sqm | S$795,000 | S$8,641 psm | ×1.000 | S$8,641 psm |
| Mar 2026 | Blk 365B | 16 TO 18 | 92 sqm | S$868,888 | S$9,444 psm | ×0.997 | S$9,417 psm |
| Feb 2026 | Blk 364A | 01 TO 03 | 92 sqm | S$750,000 | S$8,152 psm | ×0.997 | S$8,128 psm |
| Dec 2025 | Blk 365A | 07 TO 09 | 93 sqm | S$790,000 | S$8,495 psm | ×0.996 | S$8,461 psm |
| Nov 2025 | Blk 365B | 04 TO 06 | 92 sqm | S$860,000 | S$9,348 psm | ×0.996 | S$9,311 psm |
| Nov 2025 | Blk 365D | 13 TO 15 | 92 sqm | S$850,000 | S$9,239 psm | ×0.996 | S$9,203 psm |
How accurate is this estimate for Upp Serangoon Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Upp Serangoon Rd since.
- Median error
- 4.3%
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.
5.18% gross yield
S$42,000 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 465 | 4 ROOM | S$3,500 |
| Aug 2026 | 365D | 4 ROOM | S$3,400 |
| May 2026 | 464 | 4 ROOM | S$3,700 |
| Apr 2026 | 365C | 4 ROOM | S$3,500 |
| Mar 2026 | 365B | 4 ROOM | S$3,600 |
| Mar 2026 | 464 | 4 ROOM | S$3,400 |
| Feb 2026 | 465 | 4 ROOM | S$3,500 |
| Jan 2026 | 365C | 4 ROOM | S$3,800 |
median of 11 HDB rental approvals for 4 ROOM on Upp Serangoon Rd since 2025-10.
Buying or selling at S$811,500?
Buying: Stamp duty on S$811,500 · Cash and CPF needed on S$811,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$811,500.
Each opens with this figure filled in; change anything there.
Primary schools near 365d Upp Serangoon Rd
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) · 340 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Holy Innocents' Primary School · 369 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 829 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 843 m · no 2025 Phase 2C ballot
1 to 2 km
- Xinghua Primary School · 1,331 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,396 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,442 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,457 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,597 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,884 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$795,000 | S$8,641 psm |
| Apr 2026 | Blk 365D · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$660,000 | S$9,851 psm |
| Feb 2026 | Blk 365D · 3 ROOM · 10 TO 12 · Model A · 91 years left | 67 sqm | S$630,088 | S$9,404 psm |
| Nov 2025 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$850,000 | S$9,239 psm |
| May 2025 | Blk 365D · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Aug 2024 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$803,888 | S$8,738 psm |
| May 2024 | Blk 365D · 3 ROOM · 04 TO 06 · Model A · 93 years left | 67 sqm | S$533,000 | S$7,955 psm |
| Apr 2024 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$795,000 | S$8,641 psm |
| Dec 2023 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$800,000 | S$8,696 psm |
| Sept 2023 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$738,000 | S$8,022 psm |
| Mar 2023 | Blk 365D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Jan 2023 | Blk 365D · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Dec 2022 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Nov 2022 | Blk 365D · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$508,000 | S$7,582 psm |
| May 2022 | Blk 365D · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$620,000 | S$6,739 psm |
| May 2022 | Blk 365D · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$458,000 | S$6,836 psm |
| Apr 2022 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$652,000 | S$7,087 psm |
| Apr 2022 | Blk 365D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Mar 2022 | Blk 365D · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 92 sqm | S$580,000 | S$6,304 psm |
| Feb 2022 | Blk 365D · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$633,000 | S$6,880 psm |
| Feb 2022 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$628,000 | S$6,826 psm |
| Jan 2022 | Blk 365D · 4 ROOM · 16 TO 18 · Model A · 95 years left | 92 sqm | S$665,000 | S$7,228 psm |
| Jan 2022 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$642,888 | S$6,988 psm |
| Jan 2022 | Blk 365D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$628,000 | S$6,826 psm |
| Jan 2022 | Blk 365D · 3 ROOM · 16 TO 18 · Model A · 95 years left excluded: outlier | 67 sqm | S$508,000 | S$7,582 psm |
| Jan 2022 | Blk 365D · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Dec 2021 | Blk 365D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Dec 2021 | Blk 365D · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Dec 2021 | Blk 365D · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$460,000 | S$6,866 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 365D · 4 ROOM | S$3,400 | — |
| Aug 2026 | Blk 365D · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 365D · 3 ROOM | S$3,000 | — |
| Sept 2025 | Blk 365D · 4 ROOM | S$3,800 | — |
| Sept 2025 | Blk 365D · 4 ROOM | S$3,600 | — |
| Feb 2025 | Blk 365D · 3 ROOM | S$2,600 | — |
| Jul 2024 | Blk 365D · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 365D · 3 ROOM | S$2,800 | — |
| Sept 2023 | Blk 365D · 4 ROOM | S$3,900 | — |
| Jul 2023 | Blk 365D · 4 ROOM | S$3,650 | — |
| Jul 2023 | Blk 365D · 4 ROOM | S$3,500 | — |
| Mar 2023 | Blk 365D · 3 ROOM | S$3,100 | — |
| Feb 2023 | Blk 365D · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 365D · 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 90 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 | 85 years | S$771,494 | S$851,791 | S$922,506 | S$938,640 |
| 10 years | 80 years | S$724,372 | S$883,005 | S$1,035,703 | S$1,072,247 |
| 20 years | 70 years | S$638,960 | S$949,460 | S$1,306,235 | S$1,400,039 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.