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HDB · 541261

Blk 261A Sengkang East Way

Project page · 99-year lease from 2000

Indicative value range
S$653,408 – S$749,040
Indicative mid S$707,500 · S$6,432 psm

Based on 32 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 260B13 TO 15110 sqmS$780,000S$7,091 psm×1.000S$7,091 psm
Oct 2026Blk 260D13 TO 15110 sqmS$755,000S$6,864 psm×1.000S$6,864 psm
Oct 2026Blk 261A01 TO 03110 sqmS$667,000S$6,064 psm×1.000S$6,064 psm
Sept 2026Blk 261B07 TO 09110 sqmS$700,000S$6,364 psm×1.000S$6,364 psm
Sept 2026Blk 260C04 TO 06110 sqmS$733,889S$6,672 psm×1.000S$6,672 psm
Sept 2026Blk 261B10 TO 12110 sqmS$760,000S$6,909 psm×1.000S$6,909 psm
Sept 2026Blk 325C01 TO 03110 sqmS$633,000S$5,755 psm×1.000S$5,755 psm
Sept 2026Blk 261D13 TO 15110 sqmS$715,000S$6,500 psm×1.000S$6,500 psm
Aug 2026Blk 121C13 TO 15110 sqmS$613,000S$5,573 psm×1.000S$5,573 psm
Aug 2026Blk 325A13 TO 15110 sqmS$721,000S$6,555 psm×1.000S$6,555 psm
Aug 2026Blk 323A10 TO 12110 sqmS$795,000S$7,227 psm×1.000S$7,227 psm
Aug 2026Blk 324B01 TO 03110 sqmS$625,000S$5,682 psm×1.000S$5,682 psm
Aug 2026Blk 324B04 TO 06110 sqmS$672,000S$6,109 psm×1.000S$6,109 psm
Jul 2026Blk 261A10 TO 12110 sqmS$758,000S$6,891 psm×1.000S$6,891 psm
Jul 2026Blk 325C01 TO 03110 sqmS$630,000S$5,727 psm×1.000S$5,727 psm
Jul 2026Blk 122A07 TO 09110 sqmS$620,000S$5,636 psm×1.000S$5,636 psm
Jun 2026Blk 325C07 TO 09110 sqmS$700,088S$6,364 psm×1.000S$6,364 psm
Jun 2026Blk 260A04 TO 06110 sqmS$705,000S$6,409 psm×1.000S$6,409 psm
Jun 2026Blk 261B01 TO 03110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
May 2026Blk 323A10 TO 12110 sqmS$760,000S$6,909 psm×1.000S$6,909 psm
May 2026Blk 260A07 TO 09110 sqmS$710,000S$6,455 psm×1.000S$6,455 psm
May 2026Blk 122A04 TO 06110 sqmS$600,000S$5,455 psm×1.000S$5,455 psm
Apr 2026Blk 261D13 TO 15110 sqmS$730,000S$6,636 psm×1.000S$6,636 psm
Mar 2026Blk 323A13 TO 15110 sqmS$810,000S$7,364 psm×0.997S$7,342 psm
Mar 2026Blk 12213 TO 15110 sqmS$658,000S$5,982 psm×0.997S$5,964 psm
Feb 2026Blk 325C13 TO 15110 sqmS$740,000S$6,727 psm×0.997S$6,707 psm
Jan 2026Blk 260C13 TO 15110 sqmS$748,000S$6,800 psm×0.997S$6,780 psm
Jan 2026Blk 260B13 TO 15110 sqmS$788,888S$7,172 psm×0.997S$7,151 psm
Jan 2026Blk 121C01 TO 03109 sqmS$595,000S$5,459 psm×0.997S$5,443 psm
Nov 2025Blk 260C07 TO 09110 sqmS$750,000S$6,818 psm×0.996S$6,791 psm
Nov 2025Blk 12210 TO 12110 sqmS$648,000S$5,891 psm×0.996S$5,868 psm
Nov 2025Blk 260D01 TO 03110 sqmS$670,000S$6,091 psm×0.996S$6,067 psm

How accurate is this estimate for Sengkang East Way?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Sengkang East Way since.

Median error
3.9%

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.

5.89% gross yield

S$41,700 of rent a year against the estimate above

Homes like this rent for about S$3,475 a month, the middle of 92 approvals in the last year.

In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 blocks.

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

ApprovedBlockFlatRent a month
Sept 2026260A5 ROOMS$4,050
Sept 2026260B5 ROOMS$3,600
Sept 2026260C5 ROOMS$3,400
Sept 2026260D5 ROOMS$3,380
Sept 20261225 ROOMS$3,300
Sept 2026325A5 ROOMS$3,150
Sept 20261225 ROOMS$3,000
Sept 2026261D5 ROOMS$2,900

median of 92 HDB rental approvals for 5 ROOM on Sengkang East Way since 2025-10.

Buying or selling at S$707,500?

Buying: Stamp duty on S$707,500 · Cash and CPF needed on S$707,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$707,500.

Each opens with this figure filled in; change anything there.

Primary schools near 261a Sengkang East Way

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 261A · 5 ROOM · 01 TO 03 · Improved · 73 years left
110 sqmS$667,000S$6,064 psm
Jul 2026
Blk 261A · 5 ROOM · 10 TO 12 · Improved · 73 years left
110 sqmS$758,000S$6,891 psm
Dec 2024
Blk 261A · 5 ROOM · 04 TO 06 · Improved · 75 years left
110 sqmS$695,000S$6,318 psm
Oct 2023
Blk 261A · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$695,000S$6,318 psm
Jul 2023
Blk 261A · 5 ROOM · 04 TO 06 · Improved · 76 years left
110 sqmS$695,000S$6,318 psm
Sept 2022
Blk 261A · 5 ROOM · 01 TO 03 · Improved · 77 years left
110 sqmS$540,000S$4,909 psm
May 2022
Blk 261A · 5 ROOM · 13 TO 15 · Improved · 78 years left
110 sqmS$620,000S$5,636 psm
Mar 2022
Blk 261A · 5 ROOM · 10 TO 12 · Improved · 78 years left
110 sqmS$580,000S$5,273 psm
Feb 2022
Blk 261A · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$580,000S$5,273 psm
Nov 2021
Blk 261A · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$580,000S$5,273 psm
See more

Showing 10 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 72 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years67 yearsS$678,711S$749,351S$811,562S$825,755
10 years62 yearsS$657,520S$801,513S$940,119S$973,290
20 years52 yearsS$605,569S$899,843S$1,237,974S$1,326,875

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.