Blk 475D 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 475D | 16 TO 18 | 92 sqm | S$810,000 | S$8,804 psm | ×1.000 | S$8,804 psm |
| Jun 2026 | Blk 475D | 01 TO 03 | 92 sqm | S$718,000 | S$7,804 psm | ×1.000 | S$7,804 psm |
| Apr 2026 | Blk 475D | 04 TO 06 | 92 sqm | S$720,000 | S$7,826 psm | ×1.000 | S$7,826 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.
5.42% gross yield
S$39,000 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,250 a month, the middle of 21 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 | 473C | 4 ROOM | S$3,500 |
| Sept 2026 | 473C | 4 ROOM | S$3,400 |
| Sept 2026 | 473D | 4 ROOM | S$3,350 |
| Sept 2026 | 475A | 4 ROOM | S$3,100 |
| Sept 2026 | 471A | 4 ROOM | S$3,000 |
| Jul 2026 | 470A | 4 ROOM | S$3,600 |
| Jul 2026 | 471A | 4 ROOM | S$3,350 |
| Jul 2026 | 470A | 4 ROOM | S$3,200 |
median of 21 HDB rental approvals for 4 ROOM on Upp Serangoon Cres since 2025-10.
Buying or selling at S$720,000?
Buying: Stamp duty on S$720,000 · Cash and CPF needed on S$720,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$720,000.
Each opens with this figure filled in; change anything there.
Primary schools near 475d 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) · 254 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Punggol Primary School · 628 m · no 2025 Phase 2C ballot
- North Vista Primary School · 886 m · no 2025 Phase 2C ballot
1 to 2 km
- Holy Innocents' Primary School · 1,114 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,161 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,319 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,331 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,493 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,604 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,855 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 87 years left | 92 sqm | S$810,000 | S$8,804 psm |
| Aug 2026 | Blk 475D · 3 ROOM · 16 TO 18 · DBSS · 87 years left | 67 sqm | S$640,888 | S$9,565 psm |
| Jun 2026 | Blk 475D · 4 ROOM · 01 TO 03 · DBSS · 88 years left | 92 sqm | S$718,000 | S$7,804 psm |
| Jun 2026 | Blk 475D · 3 ROOM · 04 TO 06 · DBSS · 88 years left | 67 sqm | S$560,000 | S$8,358 psm |
| May 2026 | Blk 475D · 4 ROOM · 13 TO 15 · DBSS · 88 years left excluded: outlier | 92 sqm | S$820,000 | S$8,913 psm |
| Apr 2026 | Blk 475D · 4 ROOM · 04 TO 06 · DBSS · 88 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Jan 2026 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 88 years left excluded: outlier | 92 sqm | S$850,000 | S$9,239 psm |
| Jul 2025 | Blk 475D · 3 ROOM · 04 TO 06 · DBSS · 88 years left | 67 sqm | S$592,000 | S$8,836 psm |
| May 2025 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 89 years left | 92 sqm | S$760,000 | S$8,261 psm |
| May 2025 | Blk 475D · 4 ROOM · 04 TO 06 · DBSS · 89 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Apr 2025 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 89 years left | 92 sqm | S$820,000 | S$8,913 psm |
| Feb 2025 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 89 years left | 92 sqm | S$802,888 | S$8,727 psm |
| Nov 2024 | Blk 475D · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 92 sqm | S$790,000 | S$8,587 psm |
| Sept 2024 | Blk 475D · 4 ROOM · 07 TO 09 · DBSS · 89 years left | 92 sqm | S$788,000 | S$8,565 psm |
| Aug 2024 | Blk 475D · 5 ROOM · 04 TO 06 · DBSS · 89 years left | 112 sqm | S$910,000 | S$8,125 psm |
| Aug 2024 | Blk 475D · 4 ROOM · 10 TO 12 · DBSS · 89 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Aug 2024 | Blk 475D · 4 ROOM · 04 TO 06 · DBSS · 89 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jul 2024 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 89 years left | 92 sqm | S$785,000 | S$8,533 psm |
| Oct 2023 | Blk 475D · 4 ROOM · 10 TO 12 · DBSS · 90 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Aug 2023 | Blk 475D · 4 ROOM · 13 TO 15 · DBSS · 90 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Aug 2023 | Blk 475D · 4 ROOM · 04 TO 06 · DBSS · 90 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Jul 2023 | Blk 475D · 5 ROOM · 13 TO 15 · DBSS · 90 years left | 112 sqm | S$875,000 | S$7,813 psm |
| Jul 2023 | Blk 475D · 3 ROOM · 04 TO 06 · DBSS · 90 years left | 67 sqm | S$528,000 | S$7,881 psm |
| Jun 2023 | Blk 475D · 4 ROOM · 16 TO 18 · DBSS · 91 years left | 92 sqm | S$785,000 | S$8,533 psm |
| May 2023 | Blk 475D · 4 ROOM · 10 TO 12 · DBSS · 91 years left | 92 sqm | S$760,000 | S$8,261 psm |
| May 2023 | Blk 475D · 3 ROOM · 13 TO 15 · DBSS · 91 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Apr 2023 | Blk 475D · 5 ROOM · 16 TO 18 · DBSS · 91 years left | 112 sqm | S$910,000 | S$8,125 psm |
| Apr 2023 | Blk 475D · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Mar 2023 | Blk 475D · 4 ROOM · 10 TO 12 · DBSS · 91 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Feb 2023 | Blk 475D · 3 ROOM · 07 TO 09 · DBSS · 91 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Jan 2023 | Blk 475D · 4 ROOM · 07 TO 09 · DBSS · 91 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Dec 2022 | Blk 475D · 5 ROOM · 16 TO 18 · DBSS · 91 years left | 112 sqm | S$928,000 | S$8,286 psm |
| Oct 2022 | Blk 475D · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Sept 2022 | Blk 475D · 5 ROOM · 04 TO 06 · DBSS · 91 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Aug 2022 | Blk 475D · 5 ROOM · 10 TO 12 · DBSS · 91 years left | 112 sqm | S$840,000 | S$7,500 psm |
| Jun 2022 | Blk 475D · 5 ROOM · 10 TO 12 · DBSS · 91 years left | 112 sqm | S$845,000 | S$7,545 psm |
| Mar 2022 | Blk 475D · 5 ROOM · 16 TO 18 · DBSS · 92 years left | 112 sqm | S$860,000 | S$7,679 psm |
| Mar 2022 | Blk 475D · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Mar 2022 | Blk 475D · 4 ROOM · 13 TO 15 · DBSS · 92 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Feb 2022 | Blk 475D · 5 ROOM · 07 TO 09 · DBSS · 92 years left | 112 sqm | S$760,888 | S$6,794 psm |
| Feb 2022 | Blk 475D · 4 ROOM · 01 TO 03 · DBSS · 92 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jan 2022 | Blk 475D · 4 ROOM · 07 TO 09 · DBSS · 92 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Dec 2021 | Blk 475D · 3 ROOM · 16 TO 18 · DBSS · 92 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Dec 2021 | Blk 475D · 3 ROOM · 01 TO 03 · DBSS · 92 years left | 67 sqm | S$467,000 | S$6,970 psm |
| Nov 2021 | Blk 475D · 5 ROOM · 07 TO 09 · DBSS · 92 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Oct 2021 | Blk 475D · 5 ROOM · 04 TO 06 · DBSS · 92 years left | 112 sqm | S$745,000 | S$6,652 psm |
Showing 46 of 85.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 475D · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 475D · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 475D · 4 ROOM | S$3,700 | — |
| Dec 2024 | Blk 475D · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 475D · 3 ROOM | S$3,100 | — |
| Aug 2024 | Blk 475D · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 475D · 4 ROOM | S$3,300 | — |
| Dec 2023 | Blk 475D · 3 ROOM | S$3,400 | — |
| Apr 2023 | Blk 475D · 3 ROOM | S$3,200 | — |
| Feb 2023 | Blk 475D · 4 ROOM | S$3,800 | — |
| Jan 2023 | Blk 475D · 4 ROOM | S$3,300 | — |
| Dec 2022 | Blk 475D · 3 ROOM | S$3,400 | — |
| Dec 2022 | Blk 475D · 4 ROOM | S$3,200 | — |
| May 2022 | Blk 475D · 4 ROOM | S$3,200 | — |
| Jan 2021 | Blk 475D · 4 ROOM | S$2,200 | — |
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$676,023 | S$746,384 | S$808,349 | S$822,486 |
| 10 years | 76 years | S$631,856 | S$770,229 | S$903,425 | S$935,301 |
| 20 years | 66 years | S$572,047 | S$850,032 | S$1,169,446 | S$1,253,426 |
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.