Blk 332A Anchorvale Link
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 332A | 07 TO 09 | 92 sqm | S$670,000 | S$7,283 psm | ×1.000 | S$7,283 psm |
| Jun 2026 | Blk 332A | 13 TO 15 | 92 sqm | S$678,000 | S$7,370 psm | ×1.000 | S$7,370 psm |
| May 2026 | Blk 332A | 07 TO 09 | 92 sqm | S$675,000 | S$7,337 psm | ×1.000 | S$7,337 psm |
How accurate is this estimate for Anchorvale Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Anchorvale Link 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.
5.69% gross yield
S$38,400 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 46 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 | 302A | 4 ROOM | S$3,300 |
| Sept 2026 | 333B | 4 ROOM | S$3,300 |
| Aug 2026 | 318D | 4 ROOM | S$3,250 |
| Jul 2026 | 333A | 4 ROOM | S$3,400 |
| Jul 2026 | 332A | 4 ROOM | S$3,400 |
| Jul 2026 | 333C | 4 ROOM | S$3,200 |
| Jun 2026 | 333D | 4 ROOM | S$3,600 |
| Jun 2026 | 304A | 4 ROOM | S$3,200 |
median of 46 HDB rental approvals for 4 ROOM on Anchorvale Link since 2025-10.
Buying or selling at S$675,000?
Buying: Stamp duty on S$675,000 · Cash and CPF needed on S$675,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$675,000.
Each opens with this figure filled in; change anything there.
Primary schools near 332a Anchorvale Link
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 · 60 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 292 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 599 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 684 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 998 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Seng Kang Primary School · 1,062 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Palm View Primary School · 1,138 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,185 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,378 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,415 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,497 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,580 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,735 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,828 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,853 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,879 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,885 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,953 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Cove Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 332A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Jul 2026 | Blk 332A · 5 ROOM · 10 TO 12 · Improved · 88 years left | 112 sqm | S$805,000 | S$7,188 psm |
| Jun 2026 | Blk 332A · 5 ROOM · 04 TO 06 · Improved · 88 years left | 112 sqm | S$810,000 | S$7,232 psm |
| Jun 2026 | Blk 332A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$678,000 | S$7,370 psm |
| May 2026 | Blk 332A · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Jan 2026 | Blk 332A · 5 ROOM · 04 TO 06 · Improved · 89 years left | 112 sqm | S$795,000 | S$7,098 psm |
| Oct 2025 | Blk 332A · 5 ROOM · 01 TO 03 · Improved · 89 years left | 112 sqm | S$730,000 | S$6,518 psm |
| Aug 2025 | Blk 332A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$712,000 | S$7,739 psm |
| Aug 2025 | Blk 332A · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$705,000 | S$7,663 psm |
| Jun 2025 | Blk 332A · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$700,000 | S$7,609 psm |
| May 2025 | Blk 332A · 5 ROOM · 01 TO 03 · Improved · 89 years left | 112 sqm | S$765,000 | S$6,830 psm |
| Apr 2025 | Blk 332A · 4 ROOM · 01 TO 03 · Model A · 89 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Dec 2024 | Blk 332A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Sept 2024 | Blk 332A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$828,000 | S$7,393 psm |
| Sept 2024 | Blk 332A · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$680,000 | S$7,391 psm |
| May 2024 | Blk 332A · 4 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 92 sqm | S$550,000 | S$5,978 psm |
| Apr 2024 | Blk 332A · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$592,000 | S$6,435 psm |
| Oct 2023 | Blk 332A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Dec 2022 | Blk 332A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Oct 2022 | Blk 332A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Aug 2022 | Blk 332A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$580,000 | S$6,304 psm |
| May 2022 | Blk 332A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Nov 2021 | Blk 332A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$620,000 | S$5,536 psm |
Showing 23 of 44.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 332A · 4 ROOM | S$3,400 | — |
| Apr 2026 | Blk 332A · 4 ROOM | S$3,450 | — |
| Jan 2026 | Blk 332A · 4 ROOM | S$2,500 | — |
| Aug 2025 | Blk 332A · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 332A · 4 ROOM | S$3,300 | — |
| Nov 2024 | Blk 332A · 4 ROOM | S$2,600 | — |
| May 2024 | Blk 332A · 4 ROOM | S$3,300 | — |
| May 2024 | Blk 332A · 4 ROOM | S$2,600 | — |
| Dec 2023 | Blk 332A · 4 ROOM | S$2,400 | — |
| Nov 2023 | Blk 332A · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 332A · 4 ROOM | S$3,400 | — |
| Jan 2023 | Blk 332A · 4 ROOM | S$3,000 | — |
| Jun 2022 | Blk 332A · 4 ROOM | S$2,900 | — |
| Dec 2021 | Blk 332A · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 332A · 4 ROOM | S$2,100 | — |
| May 2021 | Blk 332A · 4 ROOM | S$2,600 | — |
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$633,772 | S$699,735 | S$757,827 | S$771,081 |
| 10 years | 77 years | S$592,365 | S$722,089 | S$846,961 | S$876,845 |
| 20 years | 67 years | S$536,295 | S$796,905 | S$1,096,356 | S$1,175,087 |
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.