Blk 320A Anchorvale Dr
Project page · 99-year lease from 2002
Based on 14 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 320B | 04 TO 06 | 90 sqm | S$568,000 | S$6,311 psm | ×1.000 | S$6,311 psm |
| Jul 2026 | Blk 322B | 01 TO 03 | 91 sqm | S$525,000 | S$5,769 psm | ×1.000 | S$5,769 psm |
| Jul 2026 | Blk 320A | 04 TO 06 | 85 sqm | S$515,000 | S$6,059 psm | ×1.000 | S$6,059 psm |
| Jul 2026 | Blk 321B | 01 TO 03 | 91 sqm | S$550,000 | S$6,044 psm | ×1.000 | S$6,044 psm |
| Jul 2026 | Blk 319B | 04 TO 06 | 90 sqm | S$537,000 | S$5,967 psm | ×1.000 | S$5,967 psm |
| May 2026 | Blk 321A | 10 TO 12 | 90 sqm | S$630,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| May 2026 | Blk 320A | 13 TO 15 | 88 sqm | S$600,000 | S$6,818 psm | ×1.000 | S$6,818 psm |
| Mar 2026 | Blk 322B | 10 TO 12 | 91 sqm | S$608,888 | S$6,691 psm | ×0.997 | S$6,671 psm |
| Jan 2026 | Blk 322A | 01 TO 03 | 86 sqm | S$530,000 | S$6,163 psm | ×0.997 | S$6,145 psm |
| Jan 2026 | Blk 320D | 13 TO 15 | 90 sqm | S$622,000 | S$6,911 psm | ×0.997 | S$6,891 psm |
| Dec 2025 | Blk 321B | 04 TO 06 | 91 sqm | S$602,000 | S$6,615 psm | ×0.996 | S$6,589 psm |
| Dec 2025 | Blk 321C | 04 TO 06 | 90 sqm | S$583,000 | S$6,478 psm | ×0.996 | S$6,452 psm |
| Dec 2025 | Blk 301A | 07 TO 09 | 90 sqm | S$605,888 | S$6,732 psm | ×0.996 | S$6,706 psm |
| Nov 2025 | Blk 319B | 13 TO 15 | 90 sqm | S$608,000 | S$6,756 psm | ×0.996 | S$6,729 psm |
How accurate is this estimate for Anchorvale Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 30 sales in Anchorvale Dr since.
- Median error
- 2.8%
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.
7.04% gross yield
S$39,000 of rent a year against the estimate above · 0.84 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 34 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 321C | 4 ROOM | S$3,400 |
| Sept 2026 | 322C | 4 ROOM | S$3,400 |
| Sept 2026 | 322A | 4 ROOM | S$3,350 |
| Sept 2026 | 322A | 4 ROOM | S$3,000 |
| Aug 2026 | 322A | 4 ROOM | S$3,200 |
| Jul 2026 | 322B | 4 ROOM | S$3,100 |
| Jun 2026 | 319B | 4 ROOM | S$3,600 |
| Jun 2026 | 319B | 4 ROOM | S$3,400 |
median of 34 HDB rental approvals for 4 ROOM on Anchorvale Dr since 2025-10.
Buying or selling at S$554,273?
Buying: Stamp duty on S$554,273 · Cash and CPF needed on S$554,273 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$554,273.
Each opens with this figure filled in; change anything there.
Primary schools near 320a Anchorvale Dr
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
- Nan Chiau Primary School · 132 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 330 m · no 2025 Phase 2C ballot
- Springdale Primary School · 462 m · no 2025 Phase 2C ballot
- Palm View Primary School · 587 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 813 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 868 m · no 2025 Phase 2C ballot
- North Vista Primary School · 885 m · no 2025 Phase 2C ballot
1 to 2 km
- Punggol Primary School · 1,345 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,356 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,374 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,428 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,435 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,453 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,630 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,655 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,730 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,797 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,878 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Mee Toh School · 1,922 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,987 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 320A · 4 ROOM · 04 TO 06 · Model A2 · 75 years left | 85 sqm | S$515,000 | S$6,059 psm |
| May 2026 | Blk 320A · 4 ROOM · 13 TO 15 · Model A2 · 75 years left | 88 sqm | S$600,000 | S$6,818 psm |
| Apr 2025 | Blk 320A · 4 ROOM · 07 TO 09 · Model A2 · 77 years left | 88 sqm | S$575,000 | S$6,534 psm |
| Oct 2024 | Blk 320A · 4 ROOM · 10 TO 12 · Model A2 · 77 years left | 85 sqm | S$569,000 | S$6,694 psm |
| Jan 2024 | Blk 320A · 4 ROOM · 01 TO 03 · Model A2 · 78 years left | 85 sqm | S$510,000 | S$6,000 psm |
| Nov 2023 | Blk 320A · 4 ROOM · 13 TO 15 · Model A2 · 78 years left | 85 sqm | S$515,000 | S$6,059 psm |
| Oct 2023 | Blk 320A · 4 ROOM · 07 TO 09 · Model A2 · 78 years left | 88 sqm | S$518,888 | S$5,896 psm |
| Sept 2022 | Blk 320A · 4 ROOM · 04 TO 06 · Model A2 · 79 years left | 85 sqm | S$480,000 | S$5,647 psm |
Showing 8 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 320A · 4 ROOM | S$3,400 | — |
| Mar 2026 | Blk 320A · 4 ROOM | S$3,050 | — |
| Feb 2026 | Blk 320A · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 320A · 4 ROOM | S$3,250 | — |
| Apr 2025 | Blk 320A · 4 ROOM | S$3,400 | — |
| Feb 2025 | Blk 320A · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 320A · 4 ROOM | S$2,500 | — |
| Feb 2024 | Blk 320A · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 320A · 4 ROOM | S$3,150 | — |
| Feb 2024 | Blk 320A · 4 ROOM | S$2,500 | — |
| Dec 2023 | Blk 320A · 4 ROOM | S$3,700 | — |
| Nov 2022 | Blk 320A · 4 ROOM | S$2,200 | — |
| Aug 2022 | Blk 320A · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 320A · 4 ROOM | S$2,300 | — |
| Feb 2022 | Blk 320A · 4 ROOM | S$2,000 | — |
| Nov 2021 | Blk 320A · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 320A · 4 ROOM | S$1,700 | — |
| Jun 2021 | Blk 320A · 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 69 years | S$531,719 | S$587,060 | S$635,798 | S$646,917 |
| 10 years | 64 years | S$515,117 | S$627,925 | S$736,512 | S$762,499 |
| 20 years | 54 years | S$474,417 | S$704,959 | S$969,859 | S$1,039,507 |
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.