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HDB · 541323

Blk 323A Sengkang East Way

Project page · 99-year lease from 2003

Indicative value range
S$777,500 – S$801,306
Indicative mid S$795,000 · S$7,227 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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 323A10 TO 12110 sqmS$795,000S$7,227 psm×1.000S$7,227 psm
May 2026Blk 323A10 TO 12110 sqmS$760,000S$6,909 psm×1.000S$6,909 psm
Mar 2026Blk 323A13 TO 15110 sqmS$810,000S$7,364 psm×0.997S$7,342 psm

How accurate is this estimate for Sengkang East Way?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Sengkang East Way since.

Median error
3.9%

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.

5.25% gross yield

S$41,700 of rent a year against the estimate above · 0.64 points below flats like it

Homes like this rent for about S$3,475 a month, the middle of 92 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 2026260A5 ROOMS$4,050
Sept 2026260B5 ROOMS$3,600
Sept 2026260C5 ROOMS$3,400
Sept 2026260D5 ROOMS$3,380
Sept 20261225 ROOMS$3,300
Sept 2026325A5 ROOMS$3,150
Sept 20261225 ROOMS$3,000
Sept 2026261D5 ROOMS$2,900

median of 92 HDB rental approvals for 5 ROOM on Sengkang East Way since 2025-10.

Buying or selling at S$795,000?

Buying: Stamp duty on S$795,000 · Cash and CPF needed on S$795,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$795,000.

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

Primary schools near 323a Sengkang East Way

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 323A · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$795,000S$7,227 psm
May 2026
Blk 323A · 5 ROOM · 10 TO 12 · Improved · 76 years left
110 sqmS$760,000S$6,909 psm
Mar 2026
Blk 323A · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$810,000S$7,364 psm
Sept 2025
Blk 323A · 5 ROOM · 13 TO 15 · Improved · 77 years left
110 sqmS$742,000S$6,745 psm
Aug 2024
Blk 323A · 5 ROOM · 10 TO 12 · Improved · 78 years left
110 sqmS$700,000S$6,364 psm
Jul 2024
Blk 323A · 5 ROOM · 01 TO 03 · Improved · 78 years left
110 sqmS$600,000S$5,455 psm
Jun 2023
Blk 323A · 4 ROOM · 13 TO 15 · Model A · 79 years left
90 sqmS$578,000S$6,422 psm
See more

Showing 7 of 38.

Sale prices as filed in caveats.

Where the lease takes this

About 75 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 years70 yearsS$750,279S$828,369S$897,140S$912,830
10 years65 yearsS$719,748S$877,369S$1,029,093S$1,065,403
20 years55 yearsS$672,729S$999,640S$1,375,270S$1,474,032

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.