Blk 329A Anchorvale St
Project page · 99-year lease from 2015
Based on 11 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 329B | 16 TO 18 | 93 sqm | S$720,000 | S$7,742 psm | ×1.000 | S$7,742 psm |
| Sept 2026 | Blk 331A | 01 TO 03 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| Aug 2026 | Blk 329B | 13 TO 15 | 93 sqm | S$708,000 | S$7,613 psm | ×1.000 | S$7,613 psm |
| Aug 2026 | Blk 329A | 13 TO 15 | 93 sqm | S$730,000 | S$7,849 psm | ×1.000 | S$7,849 psm |
| Jul 2026 | Blk 330B | 01 TO 03 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| May 2026 | Blk 330B | 10 TO 12 | 92 sqm | S$670,000 | S$7,283 psm | ×1.000 | S$7,283 psm |
| May 2026 | Blk 331A | 04 TO 06 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Apr 2026 | Blk 329B | 04 TO 06 | 93 sqm | S$655,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Mar 2026 | Blk 330A | 07 TO 09 | 93 sqm | S$688,888 | S$7,407 psm | ×0.997 | S$7,386 psm |
| Feb 2026 | Blk 331B | 13 TO 15 | 93 sqm | S$709,999 | S$7,634 psm | ×0.997 | S$7,612 psm |
| Nov 2025 | Blk 331A | 04 TO 06 | 93 sqm | S$615,000 | S$6,613 psm | ×0.996 | S$6,587 psm |
How accurate is this estimate for Anchorvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 20 sales in Anchorvale St since.
- Median error
- 2.2%
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.
5.46% gross yield
S$36,600 of rent a year against the estimate above · 0.38 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 12 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 331C | 4 ROOM | S$3,100 |
| Jun 2026 | 331A | 4 ROOM | S$3,300 |
| May 2026 | 331C | 4 ROOM | S$2,400 |
| Apr 2026 | 331C | 4 ROOM | S$3,000 |
| Feb 2026 | 331C | 4 ROOM | S$3,200 |
| Dec 2025 | 331C | 4 ROOM | S$3,500 |
| Dec 2025 | 331C | 4 ROOM | S$3,200 |
| Dec 2025 | 331C | 4 ROOM | S$2,800 |
median of 12 HDB rental approvals for 4 ROOM on Anchorvale St since 2025-10.
Buying or selling at S$670,000?
Buying: Stamp duty on S$670,000 · Cash and CPF needed on S$670,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$670,000.
Each opens with this figure filled in; change anything there.
Primary schools near 329a Anchorvale St
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
- Springdale Primary School · 81 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 384 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 612 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 859 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fern Green Primary School · 1,016 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,243 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,246 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,514 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,525 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,586 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,596 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,765 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,766 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,929 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Cove Primary School · 1,948 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,954 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,994 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 329A · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$538,000 | S$8,030 psm |
| Aug 2026 | Blk 329A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Jul 2026 | Blk 329A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$555,000 | S$8,284 psm |
| Oct 2025 | Blk 329A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$715,000 | S$7,772 psm |
| Sept 2025 | Blk 329A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Aug 2025 | Blk 329A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$710,000 | S$7,717 psm |
| Jul 2025 | Blk 329A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Mar 2025 | Blk 329A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Jan 2025 | Blk 329A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$700,500 | S$7,532 psm |
| Nov 2024 | Blk 329A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Oct 2024 | Blk 329A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 92 sqm | S$682,088 | S$7,414 psm |
| Sept 2024 | Blk 329A · 3 ROOM · 13 TO 15 · Model A · 90 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jun 2024 | Blk 329A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$630,888 | S$6,784 psm |
| May 2024 | Blk 329A · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$633,888 | S$6,816 psm |
| Jan 2024 | Blk 329A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$613,000 | S$6,663 psm |
| Jan 2024 | Blk 329A · 3 ROOM · 01 TO 03 · Model A · 91 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Dec 2023 | Blk 329A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Aug 2023 | Blk 329A · 3 ROOM · 13 TO 15 · Model A · 91 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Aug 2023 | Blk 329A · 3 ROOM · 04 TO 06 · Model A · 91 years left | 67 sqm | S$438,000 | S$6,537 psm |
| Jan 2023 | Blk 329A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Sept 2022 | Blk 329A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Jun 2022 | Blk 329A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Apr 2022 | Blk 329A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Mar 2022 | Blk 329A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Jan 2022 | Blk 329A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$522,500 | S$5,679 psm |
| Nov 2021 | Blk 329A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 92 sqm | S$520,000 | S$5,652 psm |
Showing 26 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 329A · 3 ROOM | S$3,000 | — |
| Sept 2026 | Blk 329A · 3 ROOM | S$2,900 | — |
| Aug 2026 | Blk 329A · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 329A · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 329A · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 329A · 3 ROOM | S$2,700 | — |
| Aug 2025 | Blk 329A · 3 ROOM | S$2,900 | — |
| Mar 2025 | Blk 329A · 4 ROOM | S$3,400 | — |
| Jan 2025 | Blk 329A · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 329A · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 329A · 3 ROOM | S$2,950 | — |
| Jun 2024 | Blk 329A · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 329A · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 329A · 3 ROOM | S$3,200 | — |
| May 2023 | Blk 329A · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 329A · 4 ROOM | S$3,600 | — |
| Aug 2022 | Blk 329A · 4 ROOM | S$3,500 | — |
| Aug 2022 | Blk 329A · 3 ROOM | S$2,850 | — |
| Jun 2022 | Blk 329A · 3 ROOM | S$2,800 | — |
| Jul 2021 | Blk 329A · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 329A · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 329A · 3 ROOM | S$2,400 | — |
| Mar 2021 | Blk 329A · 4 ROOM | S$2,200 | — |
| Jan 2021 | Blk 329A · 4 ROOM | S$2,300 | — |
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 87 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 | 82 years | S$629,077 | S$694,552 | S$752,213 | S$765,369 |
| 10 years | 77 years | S$587,977 | S$716,740 | S$840,687 | S$870,349 |
| 20 years | 67 years | S$532,322 | S$791,002 | S$1,088,234 | S$1,166,383 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.