Blk 338A Anchorvale Cres
Project page · 99-year lease from 2018
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 338A | 07 TO 09 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Mar 2026 | Blk 338A | 16 TO 18 | 113 sqm | S$830,000 | S$7,345 psm | ×0.997 | S$7,323 psm |
| Jan 2026 | Blk 338A | 04 TO 06 | 113 sqm | S$815,000 | S$7,212 psm | ×0.997 | S$7,191 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.
5.22% gross yield
S$43,200 of rent a year against the estimate above · 0.55 points below 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 these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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$827,551?
Buying: Stamp duty on S$827,551 · Cash and CPF needed on S$827,551 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$827,551.
Each opens with this figure filled in; change anything there.
Primary schools near 338a 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 · 414 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 736 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 891 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 912 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,022 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,066 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Valour Primary School · 1,350 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,531 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,592 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 1,721 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,775 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,829 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,865 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,875 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 2,000 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$738,888 | S$7,945 psm |
| Aug 2026 | Blk 338A · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$685,888 | S$7,375 psm |
| Jul 2026 | Blk 338A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Jun 2026 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Mar 2026 | Blk 338A · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Feb 2026 | Blk 338A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$705,888 | S$7,590 psm |
| Feb 2026 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jan 2026 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 91 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Dec 2025 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Oct 2025 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Jul 2025 | Blk 338A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jul 2025 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$705,888 | S$7,590 psm |
| May 2025 | Blk 338A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$835,000 | S$7,389 psm |
| May 2025 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Apr 2025 | Blk 338A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Feb 2025 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$868,000 | S$7,681 psm |
| Jan 2025 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Oct 2024 | Blk 338A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$855,000 | S$7,566 psm |
| Sept 2024 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jun 2024 | Blk 338A · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$670,000 | S$5,929 psm |
| Mar 2024 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Dec 2023 | Blk 338A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Dec 2023 | Blk 338A · 5 ROOM · 16 TO 18 · 3Gen · 94 years left | 120 sqm | S$778,000 | S$6,483 psm |
| Dec 2023 | Blk 338A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Nov 2023 | Blk 338A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Sept 2023 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jul 2023 | Blk 338A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$788,000 | S$6,973 psm |
| Jun 2023 | Blk 338A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2023 | Blk 338A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Apr 2023 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Feb 2023 | Blk 338A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$692,000 | S$6,124 psm |
| Jan 2023 | Blk 338A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$655,000 | S$5,796 psm |
| Dec 2022 | Blk 338A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$695,000 | S$6,150 psm |
| Dec 2022 | Blk 338A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Sept 2022 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Aug 2022 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Jul 2022 | Blk 338A · 5 ROOM · 10 TO 12 · 3Gen · 95 years left | 120 sqm | S$730,000 | S$6,083 psm |
| Jul 2022 | Blk 338A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$675,000 | S$5,973 psm |
| Jul 2022 | Blk 338A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$727,000 | S$6,434 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$718,000 | S$6,354 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 04 TO 06 · 3Gen · 95 years left | 120 sqm | S$700,000 | S$5,833 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$685,000 | S$6,062 psm |
| Jun 2022 | Blk 338A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Jun 2022 | Blk 338A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$542,000 | S$5,828 psm |
| May 2022 | Blk 338A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$698,000 | S$6,177 psm |
| May 2022 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2022 | Blk 338A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| May 2022 | Blk 338A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$510,088 | S$5,485 psm |
| Apr 2022 | Blk 338A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$545,000 | S$5,860 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 338A · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 338A · 5 ROOM | S$2,700 | — |
| Feb 2026 | Blk 338A · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 338A · 5 ROOM | S$3,900 | — |
| Sept 2025 | Blk 338A · 5 ROOM | S$3,950 | — |
| Apr 2024 | Blk 338A · 5 ROOM | S$2,850 | — |
| Feb 2024 | Blk 338A · 5 ROOM | S$2,350 | — |
| Jun 2022 | Blk 338A · 5 ROOM | S$1,850 | — |
| Apr 2022 | Blk 338A · 5 ROOM | S$2,350 | — |
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 90 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 | 85 years | S$786,754 | S$868,639 | S$940,753 | S$957,206 |
| 10 years | 80 years | S$738,699 | S$900,470 | S$1,056,189 | S$1,093,455 |
| 20 years | 70 years | S$651,598 | S$968,240 | S$1,332,072 | S$1,427,731 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.