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HDB · 541321

Blk 321A Anchorvale Dr

Project page · 99-year lease from 2002

Indicative value range
S$657,501 – S$700,000
Indicative mid S$677,994 · S$6,164 psm

Based on 15 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 321B13 TO 15110 sqmS$720,000S$6,545 psm×1.000S$6,545 psm
Aug 2026Blk 321A13 TO 15110 sqmS$732,000S$6,655 psm×1.000S$6,655 psm
Aug 2026Blk 301D04 TO 06110 sqmS$633,000S$5,755 psm×1.000S$5,755 psm
Aug 2026Blk 321B04 TO 06110 sqmS$670,000S$6,091 psm×1.000S$6,091 psm
Jul 2026Blk 321C07 TO 09110 sqmS$720,000S$6,545 psm×1.000S$6,545 psm
Jul 2026Blk 322B10 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Jul 2026Blk 322B10 TO 12110 sqmS$730,888S$6,644 psm×1.000S$6,644 psm
Jul 2026Blk 301B01 TO 03110 sqmS$660,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 322C04 TO 06110 sqmS$663,000S$6,027 psm×1.000S$6,027 psm
Jun 2026Blk 301D13 TO 15110 sqmS$645,000S$5,864 psm×1.000S$5,864 psm
May 2026Blk 319C10 TO 12110 sqmS$680,000S$6,182 psm×1.000S$6,182 psm
Apr 2026Blk 319C04 TO 06110 sqmS$655,000S$5,955 psm×1.000S$5,955 psm
Mar 2026Blk 319A13 TO 15110 sqmS$680,000S$6,182 psm×0.997S$6,164 psm
Jan 2026Blk 320D07 TO 09110 sqmS$680,000S$6,182 psm×0.997S$6,164 psm
Dec 2025Blk 301B01 TO 03110 sqmS$618,000S$5,618 psm×0.996S$5,596 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.

6.02% gross yield

S$40,800 of rent a year against the estimate above · 0.13 points above flats like it

Homes like this rent for about S$3,400 a month, the middle of 63 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 2026301A5 ROOMS$3,650
Sept 2026320D5 ROOMS$3,550
Sept 2026319B5 ROOMS$3,500
Sept 2026321A5 ROOMS$3,400
Aug 2026322C5 ROOMS$3,500
Aug 2026301D5 ROOMS$3,200
Aug 2026321C5 ROOMS$3,000
Jul 2026322B5 ROOMS$3,500

median of 63 HDB rental approvals for 5 ROOM on Anchorvale Dr since 2025-10.

Buying or selling at S$677,994?

Buying: Stamp duty on S$677,994 · Cash and CPF needed on S$677,994 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$677,994.

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

Primary schools near 321a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 321A · 5 ROOM · 13 TO 15 · Improved · 75 years left
110 sqmS$732,000S$6,655 psm
May 2026
Blk 321A · 4 ROOM · 10 TO 12 · Model A · 76 years left
90 sqmS$630,000S$7,000 psm
Jan 2025
Blk 321A · 5 ROOM · 07 TO 09 · Improved · 77 years left
110 sqmS$715,000S$6,500 psm
Aug 2024
Blk 321A · 5 ROOM · 10 TO 12 · Improved · 77 years left
110 sqmS$693,000S$6,300 psm
Oct 2023
Blk 321A · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$550,000S$6,111 psm
Jul 2023
Blk 321A · 5 ROOM · 07 TO 09 · Improved · 78 years left
110 sqmS$635,000S$5,773 psm
May 2023
Blk 321A · 4 ROOM · 01 TO 03 · Model A · 79 years left
90 sqmS$485,000S$5,389 psm
Aug 2022
Blk 321A · 4 ROOM · 07 TO 09 · Model A · 79 years left
90 sqmS$488,000S$5,422 psm
Mar 2022
Blk 321A · 5 ROOM · 13 TO 15 · Improved · 80 years left
110 sqmS$560,000S$5,091 psm
See more

Showing 9 of 59.

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$650,405S$718,100S$777,716S$791,317
10 years64 yearsS$630,098S$768,085S$900,911S$932,698
20 years54 yearsS$580,313S$862,315S$1,186,344S$1,271,538

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.