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HDB · 541311

Blk 311A Anchorvale Lane

Project page · 99-year lease from 2002

Indicative value range
S$607,711 – S$651,074
Indicative mid S$645,454 · S$5,815 psm

Based on 9 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 312A04 TO 06113 sqmS$660,000S$5,841 psm×1.000S$5,841 psm
May 2026Blk 312A01 TO 03111 sqmS$565,000S$5,090 psm×1.000S$5,090 psm
Feb 2026Blk 311A04 TO 06112 sqmS$615,000S$5,491 psm×0.997S$5,475 psm
Jan 2026Blk 311D16 TO 18111 sqmS$653,000S$5,883 psm×0.997S$5,866 psm
Jan 2026Blk 311B01 TO 03111 sqmS$585,000S$5,270 psm×0.997S$5,255 psm
Jan 2026Blk 312B04 TO 06111 sqmS$660,000S$5,946 psm×0.997S$5,928 psm
Dec 2025Blk 312B10 TO 12111 sqmS$648,000S$5,838 psm×0.996S$5,815 psm
Nov 2025Blk 311C10 TO 12111 sqmS$670,000S$6,036 psm×0.996S$6,012 psm
Nov 2025Blk 311A07 TO 09112 sqmS$620,000S$5,536 psm×0.996S$5,514 psm

How accurate is this estimate for Anchorvale Lane?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 55 sales in Anchorvale Lane since.

Median error
3.2%

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.

5.76% gross yield

S$37,200 of rent a year against the estimate above · 0.13 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 11 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 2026311B5 ROOMS$3,400
Sept 2026312A5 ROOMS$2,700
Aug 2026312A5 ROOMS$3,200
Jun 2026311C5 ROOMS$3,000
Mar 2026311C5 ROOMS$3,600
Mar 2026311C5 ROOMS$3,300
Feb 2026311A5 ROOMS$3,100
Jan 2026311D5 ROOMS$3,200

median of 11 HDB rental approvals for 5 ROOM on Anchorvale Lane since 2025-10.

Buying or selling at S$645,454?

Buying: Stamp duty on S$645,454 · Cash and CPF needed on S$645,454 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$645,454.

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

Primary schools near 311a Anchorvale Lane

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
Feb 2026
Blk 311A · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
112 sqmS$615,000S$5,491 psm
Dec 2025
Blk 311A · 4 ROOM · 01 TO 03 · Premium Apartment · 76 years left
89 sqmS$558,000S$6,270 psm
Nov 2025
Blk 311A · 5 ROOM · 07 TO 09 · Premium Apartment · 76 years left
112 sqmS$620,000S$5,536 psm
Nov 2024
Blk 311A · 4 ROOM · 07 TO 09 · Premium Apartment · 77 years left
90 sqmS$565,000S$6,278 psm
Jul 2024
Blk 311A · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left
111 sqmS$553,888S$4,990 psm
Feb 2024
Blk 311A · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left
90 sqmS$507,000S$5,633 psm
Jan 2024
Blk 311A · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left
111 sqmS$548,000S$4,937 psm
Dec 2023
Blk 311A · 4 ROOM · 01 TO 03 · Premium Apartment · 78 years left
95 sqmS$499,000S$5,253 psm
Dec 2022
Blk 311A · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left
90 sqmS$470,000S$5,222 psm
Nov 2022
Blk 311A · 4 ROOM · 04 TO 06 · Premium Apartment · 79 years left
90 sqmS$458,000S$5,089 psm
Sept 2022
Blk 311A · 4 ROOM · 07 TO 09 · Premium Apartment · 79 years left
90 sqmS$465,000S$5,167 psm
Aug 2022
Blk 311A · 5 ROOM · 07 TO 09 · Premium Apartment · 79 years left
111 sqmS$515,000S$4,640 psm
May 2022
Blk 311A · 5 ROOM · 16 TO 18 · Premium Apartment · 79 years left
112 sqmS$520,000S$4,643 psm
Mar 2022
Blk 311A · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left
111 sqmS$466,000S$4,198 psm
Feb 2022
Blk 311A · 4 ROOM · 04 TO 06 · Premium Apartment · 80 years left
95 sqmS$415,000S$4,368 psm
Nov 2021
Blk 311A · 4 ROOM · 16 TO 18 · Premium Apartment · 80 years left
95 sqmS$430,000S$4,526 psm
See more

Showing 16 of 77.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$619,189S$683,635S$740,390S$753,338
10 years64 yearsS$599,856S$731,222S$857,672S$887,934
20 years54 yearsS$552,461S$820,929S$1,129,406S$1,210,511

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.