Central View
Project page · 99-year lease from 1998
Based on 4 sales in this project, last 6 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 sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Central View | 06-10 | 980 sqft | S$1,330,000 | S$1,358 psf | ×1.000 | S$1,358 psf |
| Aug 2026 | Central View | 11-15 | 1,206 sqft | S$1,695,000 | S$1,406 psf | ×1.000 | S$1,406 psf |
| Jun 2026 | Central View | 06-10 | 980 sqft | S$1,280,000 | S$1,307 psf | ×1.000 | S$1,307 psf |
| May 2026 | Central View | 06-10 | 980 sqft | S$1,350,000 | S$1,378 psf | ×1.000 | S$1,378 psf |
How accurate is this estimate for Central View?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Central View since.
- Median error
- 2.1%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 6 sales, so read the figure as a hint, not a verdict.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.05% gross yield
S$50,700 of rent a year against the estimate above · 0.3 points below flats like it
Leases signed here within a quarter of this size run about S$4,225 a month, the middle of 10 of them.
In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 projects.
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 leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,700 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,300 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,300 |
| Q3 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,150 |
| Q2 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,100 |
| Q2 2026 | 1200-1300 sqft | 3 | Non-landed Properties | S$4,100 |
| Q2 2026 | 900-1000 sqft | 2 | Non-landed Properties | S$4,000 |
median of 10 URA rental contracts at Central View within a quarter of 113 sqm, since 2025Q4.
Buying or selling at S$1,663,956?
Buying: Stamp duty on S$1,663,956 · Cash and CPF needed on S$1,663,956 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,663,956.
Each opens with this figure filled in; change anything there.
Primary schools near 52 Hougang Street 11
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
- Paya Lebar Methodist Girls' School (Primary) (girls) · 718 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yangzheng Primary School · 940 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Zhonghua Primary School · 1,027 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Maris Stella High School (boys) · 1,086 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinghua Primary School · 1,377 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,618 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,739 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,877 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Central View · 06-10 · Condominium · 70 years left | 980 sqft | S$1,330,000 | S$1,358 psf |
| Aug 2026 | Central View · 11-15 · Condominium · 70 years left | 1,206 sqft | S$1,695,000 | S$1,406 psf |
| Jun 2026 | Central View · 06-10 · Condominium · 71 years left | 980 sqft | S$1,280,000 | S$1,307 psf |
| May 2026 | Central View · 06-10 · Condominium · 71 years left | 980 sqft | S$1,350,000 | S$1,378 psf |
| Feb 2026 | Central View · 06-10 · Condominium · 71 years left | 980 sqft | S$1,390,000 | S$1,419 psf |
| Nov 2025 | Central View · 06-10 · Condominium · 71 years left | 1,259 sqft | S$1,750,000 | S$1,390 psf |
| Feb 2025 | Central View · 01-05 · Condominium · 72 years left | 1,216 sqft | S$1,620,000 | S$1,332 psf |
| Dec 2024 | Central View · 01-05 · Condominium · 72 years left | 1,206 sqft | S$1,510,000 | S$1,253 psf |
| Dec 2024 | Central View · 06-10 · Condominium · 72 years left | 980 sqft | S$1,300,000 | S$1,327 psf |
| Oct 2024 | Central View · 06-10 · Condominium · 72 years left | 1,259 sqft | S$1,560,000 | S$1,239 psf |
| Sept 2024 | Central View · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,550,000 | S$1,274 psf |
| Sept 2024 | Central View · 06-10 · Condominium · 72 years left | 1,216 sqft | S$1,568,000 | S$1,289 psf |
| Jul 2024 | Central View · 06-10 · Condominium · 73 years left | 1,259 sqft | S$1,550,000 | S$1,231 psf |
| Nov 2023 | Central View · 01-05 · Condominium · 73 years left | 1,259 sqft | S$1,580,000 | S$1,255 psf |
| Nov 2023 | Central View · 01-05 · Condominium · 73 years left | 980 sqft | S$1,168,000 | S$1,192 psf |
| Nov 2023 | Central View · 11-15 · Condominium · 73 years left | 980 sqft | S$1,180,000 | S$1,205 psf |
| Sept 2023 | Central View · 01-05 · Condominium · 73 years left | 980 sqft | S$1,100,000 | S$1,123 psf |
| Aug 2023 | Central View · 01-05 · Condominium · 73 years left | 1,216 sqft | S$1,418,800 | S$1,166 psf |
| Jun 2023 | Central View · 11-15 · Condominium · 74 years left | 1,292 sqft | S$1,450,000 | S$1,123 psf |
| Jun 2023 | Central View · 06-10 · Condominium · 74 years left | 1,216 sqft | S$1,250,000 | S$1,028 psf |
| May 2023 | Central View · 06-10 · Condominium · 74 years left | 980 sqft | S$1,175,000 | S$1,200 psf |
| Feb 2023 | Central View · 01-05 · Condominium · 74 years left | 1,259 sqft | S$1,335,000 | S$1,060 psf |
| Jan 2023 | Central View · 11-15 · Condominium · 74 years left | 1,216 sqft | S$1,288,000 | S$1,059 psf |
| Dec 2022 | Central View · 01-05 · Condominium · 74 years left | 1,206 sqft | S$1,300,000 | S$1,078 psf |
| Aug 2022 | Central View · 11-15 · Condominium · 74 years left | 1,292 sqft | S$1,350,000 | S$1,045 psf |
| Mar 2022 | Central View · 11-15 · Condominium · 75 years left | 1,216 sqft | S$1,200,000 | S$987 psf |
| Jan 2022 | Central View · 06-10 · Condominium · 75 years left | 1,216 sqft | S$1,050,000 | S$863 psf |
| Oct 2021 | Central View · 11-15 · Condominium · 75 years left | 1,216 sqft | S$1,160,000 | S$954 psf |
| Oct 2021 | Central View · 11-15 · Condominium · 75 years left | 1,206 sqft | S$1,149,988 | S$954 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q3 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q3 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,150 | S$3.32 psf |
| Q2 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q2 2026 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,100 | S$3.28 psf |
| Q2 2026 | Central View · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q2 2026 | Central View · 900-1000 sqft · 2 bed · Non-landed Properties | S$4,000 | S$4.21 psf |
| Q4 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,700 | S$3.76 psf |
| Q3 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
| Q2 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,400 | S$3.52 psf |
| Q1 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q1 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,500 | S$3.60 psf |
| Q1 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.48 psf |
| Q1 2025 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,350 | S$3.48 psf |
| Q3 2024 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,300 | S$3.44 psf |
| Q3 2024 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,200 | S$3.36 psf |
| Q3 2024 | Central View · 1200-1300 sqft · 3 bed · Non-landed Properties | S$4,000 | S$3.20 psf |
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 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 65 years | S$1,626,841 | S$1,796,164 | S$1,979,301 | S$2,035,112 |
| 10 years | 60 years | S$1,556,404 | S$1,897,248 | S$2,303,858 | S$2,435,616 |
| 20 years | 50 years | S$1,371,181 | S$2,037,503 | S$3,004,426 | S$3,357,898 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% 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.