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HDB · 541322

Blk 322A Anchorvale Dr

Project page · 99-year lease from 2002

Indicative value range
S$522,903 – S$578,193
Indicative mid S$560,794 · S$6,521 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 320B04 TO 0690 sqmS$568,000S$6,311 psm×1.000S$6,311 psm
Jul 2026Blk 322B01 TO 0391 sqmS$525,000S$5,769 psm×1.000S$5,769 psm
Jul 2026Blk 320A04 TO 0685 sqmS$515,000S$6,059 psm×1.000S$6,059 psm
Jul 2026Blk 321B01 TO 0391 sqmS$550,000S$6,044 psm×1.000S$6,044 psm
Jul 2026Blk 319B04 TO 0690 sqmS$537,000S$5,967 psm×1.000S$5,967 psm
May 2026Blk 321A10 TO 1290 sqmS$630,000S$7,000 psm×1.000S$7,000 psm
May 2026Blk 320A13 TO 1588 sqmS$600,000S$6,818 psm×1.000S$6,818 psm
Mar 2026Blk 322B10 TO 1291 sqmS$608,888S$6,691 psm×0.997S$6,671 psm
Jan 2026Blk 322A01 TO 0386 sqmS$530,000S$6,163 psm×0.997S$6,145 psm
Jan 2026Blk 320D13 TO 1590 sqmS$622,000S$6,911 psm×0.997S$6,891 psm
Dec 2025Blk 321B04 TO 0691 sqmS$602,000S$6,615 psm×0.996S$6,589 psm
Dec 2025Blk 321C04 TO 0690 sqmS$583,000S$6,478 psm×0.996S$6,452 psm
Dec 2025Blk 301A07 TO 0990 sqmS$605,888S$6,732 psm×0.996S$6,706 psm
Nov 2025Blk 319B13 TO 1590 sqmS$608,000S$6,756 psm×0.996S$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.

6.95% gross yield

S$39,000 of rent a year against the estimate above · 0.75 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

ApprovedBlockFlatRent a month
Sept 2026321C4 ROOMS$3,400
Sept 2026322C4 ROOMS$3,400
Sept 2026322A4 ROOMS$3,350
Sept 2026322A4 ROOMS$3,000
Aug 2026322A4 ROOMS$3,200
Jul 2026322B4 ROOMS$3,100
Jun 2026319B4 ROOMS$3,600
Jun 2026319B4 ROOMS$3,400

median of 34 HDB rental approvals for 4 ROOM on Anchorvale Dr since 2025-10.

Buying or selling at S$560,794?

Buying: Stamp duty on S$560,794 · Cash and CPF needed on S$560,794 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$560,794.

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

Primary schools near 322a 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
Jan 2026
Blk 322A · 4 ROOM · 01 TO 03 · Model A2 · 75 years left
86 sqmS$530,000S$6,163 psm
Jan 2025
Blk 322A · 4 ROOM · 04 TO 06 · Model A2 · 77 years left
85 sqmS$595,000S$7,000 psm
Aug 2024
Blk 322A · 4 ROOM · 10 TO 12 · Model A2 · 77 years left
85 sqmS$560,000S$6,588 psm
May 2024
Blk 322A · 4 ROOM · 04 TO 06 · Model A2 · 77 years left
85 sqmS$540,000S$6,353 psm
Apr 2024
Blk 322A · 4 ROOM · 13 TO 15 · Model A2 · 77 years left
86 sqmS$568,000S$6,605 psm
Apr 2024
Blk 322A · 4 ROOM · 10 TO 12 · Model A2 · 77 years left
86 sqmS$550,000S$6,395 psm
Dec 2023
Blk 322A · 4 ROOM · 01 TO 03 · Model A2 · 78 years left
86 sqmS$540,000S$6,279 psm
Nov 2023
Blk 322A · 4 ROOM · 07 TO 09 · Model A2 · 78 years left
excluded: outlier
86 sqmS$546,888S$6,359 psm
Oct 2023
Blk 322A · 4 ROOM · 07 TO 09 · Model A2 · 78 years left
85 sqmS$518,000S$6,094 psm
Jul 2022
Blk 322A · 4 ROOM · 01 TO 03 · Model A2 · 79 years left
86 sqmS$410,000S$4,767 psm
Jan 2022
Blk 322A · 4 ROOM · 10 TO 12 · Model A2 · 79 years left
86 sqmS$468,000S$5,442 psm
See more

Showing 11 of 82.

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$537,974S$593,967S$643,278S$654,528
10 years64 yearsS$521,177S$635,312S$745,177S$771,470
20 years54 yearsS$479,999S$713,253S$981,269S$1,051,736

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.