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HDB · 541312

Blk 312A Anchorvale Lane

Project page · 99-year lease from 2002

Indicative value range
S$795,663 – S$845,714
Indicative mid S$838,095 · S$6,548 psm

Based on 3 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
Aug 2026Blk 312B13 TO 15126 sqmS$840,000S$6,667 psm×1.000S$6,667 psm
Jul 2026Blk 312B10 TO 12126 sqmS$825,000S$6,548 psm×1.000S$6,548 psm
Apr 2026Blk 312B07 TO 09130 sqmS$765,000S$5,885 psm×1.000S$5,885 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.

4.72% gross yield

S$39,600 of rent a year against the estimate above · 0.22 points below flats like it

Homes like this rent for about S$3,300 a month, the middle of 8 approvals in the last year.

Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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

ApprovedBlockFlatRent a month
Apr 2026312BEXECUTIVES$3,200
Mar 2026312AEXECUTIVES$4,000
Mar 2026312AEXECUTIVES$3,000
Feb 2026312AEXECUTIVES$3,600
Jan 2026312AEXECUTIVES$3,300
Nov 2025312AEXECUTIVES$2,500
Oct 2025312AEXECUTIVES$3,300
Oct 2025312AEXECUTIVES$3,300

median of 8 HDB rental approvals for EXECUTIVE on Anchorvale Lane since 2025-10.

Buying or selling at S$838,095?

Buying: Stamp duty on S$838,095 · Cash and CPF needed on S$838,095 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$838,095.

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

Primary schools near 312a 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
Oct 2026
Blk 312A · 5 ROOM · 04 TO 06 · Premium Apartment · 75 years left
113 sqmS$660,000S$5,841 psm
May 2026
Blk 312A · 5 ROOM · 01 TO 03 · Premium Apartment · 76 years left
111 sqmS$565,000S$5,090 psm
Mar 2025
Blk 312A · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left
113 sqmS$688,000S$6,089 psm
Feb 2025
Blk 312A · EXECUTIVE · 16 TO 18 · Premium Apartment · 77 years left
127 sqmS$800,000S$6,299 psm
Jan 2025
Blk 312A · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left
113 sqmS$583,000S$5,159 psm
Nov 2024
Blk 312A · EXECUTIVE · 10 TO 12 · Premium Apartment · 77 years left
126 sqmS$773,000S$6,135 psm
Sept 2024
Blk 312A · EXECUTIVE · 04 TO 06 · Premium Apartment · 77 years left
excluded: outlier
130 sqmS$660,000S$5,077 psm
Sept 2024
Blk 312A · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left
113 sqmS$555,000S$4,912 psm
Nov 2023
Blk 312A · EXECUTIVE · 10 TO 12 · Premium Apartment · 78 years left
126 sqmS$710,800S$5,641 psm
Mar 2023
Blk 312A · 5 ROOM · 01 TO 03 · Premium Apartment · 79 years left
111 sqmS$510,000S$4,595 psm
Jan 2023
Blk 312A · EXECUTIVE · 13 TO 15 · Premium Apartment · 79 years left
127 sqmS$706,888S$5,566 psm
Sept 2022
Blk 312A · EXECUTIVE · 16 TO 18 · Premium Apartment · 79 years left
128 sqmS$688,888S$5,382 psm
Sept 2022
Blk 312A · EXECUTIVE · 16 TO 18 · Premium Apartment · 79 years left
126 sqmS$675,000S$5,357 psm
Apr 2022
Blk 312A · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left
113 sqmS$482,000S$4,265 psm
See more

Showing 14 of 70.

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$803,992S$887,672S$961,365S$978,179
10 years64 yearsS$778,889S$949,461S$1,113,652S$1,152,946
20 years54 yearsS$717,348S$1,065,942S$1,466,487S$1,571,799

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.