Blk 261B Sengkang East Way
Project page · 99-year lease from 2000
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 261B | 07 TO 09 | 110 sqm | S$700,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Sept 2026 | Blk 261B | 10 TO 12 | 110 sqm | S$760,000 | S$6,909 psm | ×1.000 | S$6,909 psm |
| Jun 2026 | Blk 261B | 01 TO 03 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
How accurate is this estimate for Sengkang East Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Sengkang East Way since.
- Median error
- 3.9%
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.
5.96% gross yield
S$41,700 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$3,475 a month, the middle of 92 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 | 260A | 5 ROOM | S$4,050 |
| Sept 2026 | 260B | 5 ROOM | S$3,600 |
| Sept 2026 | 260C | 5 ROOM | S$3,400 |
| Sept 2026 | 260D | 5 ROOM | S$3,380 |
| Sept 2026 | 122 | 5 ROOM | S$3,300 |
| Sept 2026 | 325A | 5 ROOM | S$3,150 |
| Sept 2026 | 122 | 5 ROOM | S$3,000 |
| Sept 2026 | 261D | 5 ROOM | S$2,900 |
median of 92 HDB rental approvals for 5 ROOM on Sengkang East Way since 2025-10.
Buying or selling at S$700,000?
Buying: Stamp duty on S$700,000 · Cash and CPF needed on S$700,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$700,000.
Each opens with this figure filled in; change anything there.
Primary schools near 261b Sengkang East Way
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
- Compassvale Primary School · 320 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 340 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 452 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 648 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 761 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 949 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Palm View Primary School · 1,010 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 1,034 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- North Vista Primary School · 1,101 m · no 2025 Phase 2C ballot
- North Spring Primary School · 1,167 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,480 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,572 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,583 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,644 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,723 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,908 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Greendale Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 261B · 5 ROOM · 10 TO 12 · Improved · 73 years left | 110 sqm | S$760,000 | S$6,909 psm |
| Sept 2026 | Blk 261B · 5 ROOM · 07 TO 09 · Improved · 73 years left | 110 sqm | S$700,000 | S$6,364 psm |
| Jun 2026 | Blk 261B · 5 ROOM · 01 TO 03 · Improved · 73 years left | 110 sqm | S$680,000 | S$6,182 psm |
| Nov 2024 | Blk 261B · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$755,000 | S$6,864 psm |
| Jan 2024 | Blk 261B · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$700,000 | S$6,364 psm |
| Aug 2023 | Blk 261B · 4 ROOM · 10 TO 12 · Model A · 76 years left | 90 sqm | S$568,000 | S$6,311 psm |
| Dec 2022 | Blk 261B · 4 ROOM · 04 TO 06 · Model A · 77 years left | 90 sqm | S$515,000 | S$5,722 psm |
| May 2022 | Blk 261B · 5 ROOM · 10 TO 12 · Improved · 78 years left | 110 sqm | S$590,000 | S$5,364 psm |
| Nov 2021 | Blk 261B · 5 ROOM · 13 TO 15 · Improved · 78 years left | 110 sqm | S$575,000 | S$5,227 psm |
Showing 9 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 261B · 5 ROOM | S$3,700 | — |
| Jun 2026 | Blk 261B · 5 ROOM | S$3,600 | — |
| Apr 2026 | Blk 261B · 5 ROOM | S$3,550 | — |
| Jan 2026 | Blk 261B · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 261B · 5 ROOM | S$2,800 | — |
| Nov 2025 | Blk 261B · 5 ROOM | S$3,700 | — |
| Oct 2025 | Blk 261B · 5 ROOM | S$3,700 | — |
| Aug 2025 | Blk 261B · 5 ROOM | S$3,500 | — |
| Jun 2025 | Blk 261B · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 261B · 5 ROOM | S$3,650 | — |
| Mar 2025 | Blk 261B · 5 ROOM | S$3,700 | — |
| Jan 2025 | Blk 261B · 4 ROOM | S$1,600 | — |
| Dec 2024 | Blk 261B · 5 ROOM | S$2,200 | — |
| Apr 2024 | Blk 261B · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 261B · 5 ROOM | S$3,550 | — |
| Jan 2024 | Blk 261B · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 261B · 5 ROOM | S$3,000 | — |
| Sept 2023 | Blk 261B · 5 ROOM | S$3,600 | — |
| Aug 2023 | Blk 261B · 5 ROOM | S$3,500 | — |
| Jul 2023 | Blk 261B · 5 ROOM | S$3,800 | — |
| Jan 2023 | Blk 261B · 5 ROOM | S$2,200 | — |
| Jan 2023 | Blk 261B · 5 ROOM | S$2,000 | — |
| Jan 2023 | Blk 261B · 4 ROOM | S$1,600 | — |
| Nov 2022 | Blk 261B · 5 ROOM | S$3,900 | — |
| Apr 2022 | Blk 261B · 5 ROOM | S$2,800 | — |
| Dec 2021 | Blk 261B · 5 ROOM | S$2,000 | — |
| Oct 2021 | Blk 261B · 5 ROOM | S$2,550 | — |
| Oct 2021 | Blk 261B · 5 ROOM | S$2,100 | — |
| Apr 2021 | Blk 261B · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 261B · 5 ROOM | S$2,450 | — |
| Mar 2021 | Blk 261B · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 261B · 5 ROOM | S$2,000 | — |
| Feb 2021 | Blk 261B · 4 ROOM | S$1,600 | — |
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 72 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 | 67 years | S$671,516 | S$741,408 | S$802,959 | S$817,002 |
| 10 years | 62 years | S$650,550 | S$793,016 | S$930,153 | S$962,972 |
| 20 years | 52 years | S$599,149 | S$890,304 | S$1,224,851 | S$1,312,810 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.