Blk 331A Anchorvale St
Project page · 99-year lease from 2015
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 331A | 01 TO 03 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| May 2026 | Blk 331A | 04 TO 06 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 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.
5.86% gross yield
S$36,600 of rent a year against the estimate above · 0.02 points above 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$625,000?
Buying: Stamp duty on S$625,000 · Cash and CPF needed on S$625,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$625,000.
Each opens with this figure filled in; change anything there.
Primary schools near 331a 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 · 62 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 350 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 622 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 772 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Punggol Green Primary School · 1,012 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fern Green Primary School · 1,101 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,163 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,209 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,469 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,483 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,500 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,672 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,681 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,835 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,874 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,880 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,910 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Cove Primary School · 1,932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 331A · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$625,000 | S$6,720 psm |
| May 2026 | Blk 331A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Nov 2025 | Blk 331A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jul 2025 | Blk 331A · 5 ROOM · 01 TO 03 · Improved · 89 years left | 113 sqm | S$738,000 | S$6,531 psm |
| May 2025 | Blk 331A · 5 ROOM · 10 TO 12 · Improved · 89 years left | 112 sqm | S$810,000 | S$7,232 psm |
| Apr 2024 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jul 2023 | Blk 331A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$720,000 | S$6,429 psm |
| May 2023 | Blk 331A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$655,000 | S$5,796 psm |
| Apr 2023 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2023 | Blk 331A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Dec 2022 | Blk 331A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Dec 2022 | Blk 331A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$573,000 | S$6,161 psm |
| Dec 2022 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$558,000 | S$6,000 psm |
| Nov 2022 | Blk 331A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Oct 2022 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Aug 2022 | Blk 331A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Mar 2022 | Blk 331A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Feb 2022 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$522,000 | S$5,613 psm |
| Jan 2022 | Blk 331A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$655,000 | S$5,848 psm |
| Jan 2022 | Blk 331A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$636,888 | S$5,687 psm |
| Jan 2022 | Blk 331A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$595,000 | S$5,313 psm |
| Jan 2022 | Blk 331A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Jan 2022 | Blk 331A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$498,000 | S$5,355 psm |
| Oct 2021 | Blk 331A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$613,000 | S$5,425 psm |
| Oct 2021 | Blk 331A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$520,000 | S$5,591 psm |
Showing 25 of 37.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 331A · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 331A · 5 ROOM | S$3,500 | — |
| Mar 2025 | Blk 331A · 5 ROOM | S$3,000 | — |
| Mar 2024 | Blk 331A · 5 ROOM | S$3,000 | — |
| Mar 2023 | Blk 331A · 5 ROOM | S$3,000 | — |
| Apr 2021 | Blk 331A · 5 ROOM | S$2,000 | — |
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$586,826 | S$647,903 | S$701,691 | S$713,963 |
| 10 years | 77 years | S$548,486 | S$668,601 | S$784,222 | S$811,893 |
| 20 years | 67 years | S$496,569 | S$737,875 | S$1,015,144 | S$1,088,043 |
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.