Blk 356A Anchorvale Lane
Project page · 99-year lease from 2021
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 356A | 10 TO 12 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Jul 2026 | Blk 356A | 07 TO 09 | 93 sqm | S$730,000 | S$7,849 psm | ×1.000 | S$7,849 psm |
| Dec 2025 | Blk 356A | 10 TO 12 | 93 sqm | S$715,000 | S$7,688 psm | ×0.996 | S$7,658 psm |
How accurate is this estimate for Anchorvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 55 sales in Anchorvale Lane since.
- Median error
- 3.2%
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.
5.48% gross yield
S$39,000 of rent a year against the estimate above · 0.15 points above flats like it
Homes like this rent for about S$3,250 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 |
|---|---|---|---|
| Sept 2026 | 353A | 4 ROOM | S$3,200 |
| Sept 2026 | 311B | 4 ROOM | S$3,200 |
| Aug 2026 | 311C | 4 ROOM | S$3,400 |
| Jun 2026 | 311A | 4 ROOM | S$3,380 |
| May 2026 | 311C | 4 ROOM | S$3,500 |
| Apr 2026 | 311C | 4 ROOM | S$3,300 |
| Mar 2026 | 355A | 4 ROOM | S$3,500 |
| Nov 2025 | 311B | 4 ROOM | S$3,000 |
median of 10 HDB rental approvals for 4 ROOM on Anchorvale Lane since 2025-10.
Buying or selling at S$712,190?
Buying: Stamp duty on S$712,190 · Cash and CPF needed on S$712,190 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$712,190.
Each opens with this figure filled in; change anything there.
Primary schools near 356a Anchorvale Lane
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
- Anchor Green Primary School · 295 m · no 2025 Phase 2C ballot
- Springdale Primary School · 477 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 611 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 615 m · no 2025 Phase 2C ballot
1 to 2 km
- Sengkang Green Primary School · 1,016 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,151 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,156 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,595 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,618 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,645 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,667 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,691 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,946 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 356A · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Aug 2026 | Blk 356A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Aug 2026 | Blk 356A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jul 2026 | Blk 356A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Dec 2025 | Blk 356A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Sept 2025 | Blk 356A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$845,000 | S$7,478 psm |
| Aug 2025 | Blk 356A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$728,000 | S$7,828 psm |
| Jul 2025 | Blk 356A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$890,000 | S$7,876 psm |
| Jul 2025 | Blk 356A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$725,000 | S$7,796 psm |
| Jun 2025 | Blk 356A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Jun 2025 | Blk 356A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2025 | Blk 356A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$707,000 | S$7,602 psm |
| May 2025 | Blk 356A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| May 2025 | Blk 356A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2025 | Blk 356A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$858,888 | S$7,601 psm |
| Apr 2025 | Blk 356A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Apr 2025 | Blk 356A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Apr 2025 | Blk 356A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$690,888 | S$7,429 psm |
| Mar 2025 | Blk 356A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Feb 2025 | Blk 356A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$795,000 | S$7,035 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$653,000 | S$7,022 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$702,000 | S$7,548 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$713,000 | S$7,667 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Feb 2025 | Blk 356A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2024 | Blk 356A · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 356A · 4 ROOM | S$3,500 | — |
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 93 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 | 88 years | S$677,080 | S$747,551 | S$809,612 | S$823,771 |
| 10 years | 83 years | S$635,725 | S$774,945 | S$908,956 | S$941,028 |
| 20 years | 73 years | S$560,765 | S$833,267 | S$1,146,381 | S$1,228,705 |
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.