Blk 335A Anchorvale Cres
Project page · 99-year lease from 2015
Based on 22 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 338D | 01 TO 03 | 113 sqm | S$750,000 | S$6,637 psm | ×1.000 | S$6,637 psm |
| Aug 2026 | Blk 338D | 16 TO 18 | 113 sqm | S$880,000 | S$7,788 psm | ×1.000 | S$7,788 psm |
| Jul 2026 | Blk 338D | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Jul 2026 | Blk 336D | 13 TO 15 | 115 sqm | S$915,000 | S$7,957 psm | ×1.000 | S$7,957 psm |
| Jul 2026 | Blk 338A | 07 TO 09 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Jun 2026 | Blk 336B | 07 TO 09 | 111 sqm | S$848,000 | S$7,640 psm | ×1.000 | S$7,640 psm |
| May 2026 | Blk 335C | 10 TO 12 | 115 sqm | S$900,000 | S$7,826 psm | ×1.000 | S$7,826 psm |
| May 2026 | Blk 335A | 10 TO 12 | 111 sqm | S$895,000 | S$8,063 psm | ×1.000 | S$8,063 psm |
| Apr 2026 | Blk 335C | 04 TO 06 | 115 sqm | S$840,000 | S$7,304 psm | ×1.000 | S$7,304 psm |
| Mar 2026 | Blk 336B | 13 TO 15 | 115 sqm | S$888,000 | S$7,722 psm | ×0.997 | S$7,699 psm |
| Mar 2026 | Blk 338A | 16 TO 18 | 113 sqm | S$830,000 | S$7,345 psm | ×0.997 | S$7,323 psm |
| Mar 2026 | Blk 336D | 07 TO 09 | 115 sqm | S$900,000 | S$7,826 psm | ×0.997 | S$7,803 psm |
| Mar 2026 | Blk 336B | 07 TO 09 | 111 sqm | S$845,000 | S$7,613 psm | ×0.997 | S$7,590 psm |
| Mar 2026 | Blk 338D | 07 TO 09 | 113 sqm | S$825,000 | S$7,301 psm | ×0.997 | S$7,279 psm |
| Feb 2026 | Blk 338B | 07 TO 09 | 120 sqm | S$848,000 | S$7,067 psm | ×0.997 | S$7,046 psm |
| Feb 2026 | Blk 338B | 01 TO 03 | 113 sqm | S$765,000 | S$6,770 psm | ×0.997 | S$6,750 psm |
| Feb 2026 | Blk 338D | 07 TO 09 | 113 sqm | S$840,000 | S$7,434 psm | ×0.997 | S$7,412 psm |
| Jan 2026 | Blk 338A | 04 TO 06 | 113 sqm | S$815,000 | S$7,212 psm | ×0.997 | S$7,191 psm |
| Jan 2026 | Blk 336B | 13 TO 15 | 112 sqm | S$878,000 | S$7,839 psm | ×0.997 | S$7,816 psm |
| Dec 2025 | Blk 338D | 07 TO 09 | 113 sqm | S$870,000 | S$7,699 psm | ×0.996 | S$7,669 psm |
| Dec 2025 | Blk 336B | 04 TO 06 | 111 sqm | S$840,000 | S$7,568 psm | ×0.996 | S$7,538 psm |
| Nov 2025 | Blk 336D | 10 TO 12 | 111 sqm | S$868,000 | S$7,820 psm | ×0.996 | S$7,789 psm |
How accurate is this estimate for Anchorvale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Anchorvale Cres since.
- Median error
- 3.3%
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.
5.15% gross yield
S$43,200 of rent a year against the estimate above · 0.79 points above flats like it
Homes like this rent for about S$3,600 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 335C | 5 ROOM | S$3,650 |
| Jun 2026 | 338A | 5 ROOM | S$2,700 |
| Mar 2026 | 336D | 5 ROOM | S$3,600 |
| Mar 2026 | 336B | 5 ROOM | S$3,300 |
| Jan 2026 | 336B | 5 ROOM | S$3,600 |
| Dec 2025 | 338A | 5 ROOM | S$3,900 |
| Dec 2025 | 335A | 5 ROOM | S$3,600 |
median of 7 HDB rental approvals for 5 ROOM on Anchorvale Cres since 2025-10.
Buying or selling at S$839,604?
Buying: Stamp duty on S$839,604 · Cash and CPF needed on S$839,604 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$839,604.
Each opens with this figure filled in; change anything there.
Primary schools near 335a Anchorvale Cres
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 · 314 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 633 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 802 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,005 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Green Primary School · 1,026 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,395 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,447 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,489 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,593 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,774 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,786 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,800 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,881 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Edgefield Primary School · 1,984 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 335A · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 92 sqm | S$687,500 | S$7,473 psm |
| Sept 2026 | Blk 335A · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Jul 2026 | Blk 335A · 4 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 92 sqm | S$723,000 | S$7,859 psm |
| May 2026 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 111 sqm | S$895,000 | S$8,063 psm |
| Mar 2026 | Blk 335A · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 92 sqm | S$758,888 | S$8,249 psm |
| Jan 2026 | Blk 335A · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 92 sqm | S$760,000 | S$8,261 psm |
| Jul 2025 | Blk 335A · 5 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 111 sqm | S$905,000 | S$8,153 psm |
| Feb 2025 | Blk 335A · 4 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 92 sqm | S$745,000 | S$8,098 psm |
| Aug 2024 | Blk 335A · 5 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Jun 2024 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 111 sqm | S$788,000 | S$7,099 psm |
| Apr 2024 | Blk 335A · 4 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 92 sqm | S$648,888 | S$7,053 psm |
| Jan 2024 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 111 sqm | S$748,000 | S$6,739 psm |
| Jan 2024 | Blk 335A · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 111 sqm | S$710,000 | S$6,396 psm |
| Jan 2024 | Blk 335A · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 111 sqm | S$698,000 | S$6,288 psm |
| Dec 2023 | Blk 335A · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 111 sqm | S$757,000 | S$6,820 psm |
| Nov 2023 | Blk 335A · 4 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 92 sqm | S$578,000 | S$6,283 psm |
| Oct 2023 | Blk 335A · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Jul 2023 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 111 sqm | S$740,888 | S$6,675 psm |
| Jul 2023 | Blk 335A · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 115 sqm | S$718,000 | S$6,243 psm |
| Apr 2023 | Blk 335A · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 111 sqm | S$722,000 | S$6,505 psm |
| Mar 2023 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 115 sqm | S$795,000 | S$6,913 psm |
| Dec 2022 | Blk 335A · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 111 sqm | S$715,000 | S$6,441 psm |
| Jul 2022 | Blk 335A · 5 ROOM · 16 TO 18 · Premium Apartment · 93 years left | 111 sqm | S$695,000 | S$6,261 psm |
| Jul 2022 | Blk 335A · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 111 sqm | S$642,000 | S$5,784 psm |
| Jul 2022 | Blk 335A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jul 2022 | Blk 335A · 4 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 92 sqm | S$528,000 | S$5,739 psm |
| May 2022 | Blk 335A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 115 sqm | S$726,000 | S$6,313 psm |
| May 2022 | Blk 335A · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 111 sqm | S$626,000 | S$5,640 psm |
| Apr 2022 | Blk 335A · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 111 sqm | S$650,000 | S$5,856 psm |
| Dec 2021 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 112 sqm | S$652,000 | S$5,821 psm |
| Nov 2021 | Blk 335A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 112 sqm | S$650,000 | S$5,804 psm |
| Nov 2021 | Blk 335A · 4 ROOM · 01 TO 03 · Premium Apartment · 93 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Oct 2021 | Blk 335A · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$510,000 | S$5,543 psm |
Showing 33 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Dec 2025 | Blk 335A · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 335A · 4 ROOM | S$2,100 | — |
| Oct 2023 | Blk 335A · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 335A · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 335A · 5 ROOM | S$2,200 | — |
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$788,322 | S$870,371 | S$942,629 | S$959,114 |
| 10 years | 77 years | S$736,817 | S$898,176 | S$1,053,498 | S$1,090,669 |
| 20 years | 67 years | S$667,074 | S$991,237 | S$1,363,710 | S$1,461,641 |
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.