Blk 279B Sengkang East Ave
Project page · 99-year lease from 2015
Based on 8 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 280A | 07 TO 09 | 112 sqm | S$1,050,000 | S$9,375 psm | ×1.000 | S$9,375 psm |
| Oct 2026 | Blk 280A | 07 TO 09 | 112 sqm | S$1,030,000 | S$9,196 psm | ×1.000 | S$9,196 psm |
| Sept 2026 | Blk 282C | 04 TO 06 | 112 sqm | S$925,000 | S$8,259 psm | ×1.000 | S$8,259 psm |
| May 2026 | Blk 280B | 01 TO 03 | 112 sqm | S$873,000 | S$7,795 psm | ×1.000 | S$7,795 psm |
| Feb 2026 | Blk 282C | 07 TO 09 | 112 sqm | S$1,035,000 | S$9,241 psm | ×0.997 | S$9,214 psm |
| Jan 2026 | Blk 280A | 01 TO 03 | 112 sqm | S$878,000 | S$7,839 psm | ×0.997 | S$7,816 psm |
| Dec 2025 | Blk 279B | 07 TO 09 | 112 sqm | S$1,025,000 | S$9,152 psm | ×0.996 | S$9,116 psm |
| Nov 2025 | Blk 280B | 01 TO 03 | 112 sqm | S$855,000 | S$7,634 psm | ×0.996 | S$7,604 psm |
How accurate is this estimate for Sengkang East Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 29 sales in Sengkang East Ave 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.
2.96% gross yield
S$28,800 of rent a year against the estimate above · 1.4 points below flats like it
Homes like this rent for about S$2,400 a month, the middle of 3 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 |
|---|---|---|---|
| Jul 2026 | 282B | 5 ROOM | S$3,800 |
| Jul 2026 | 280A | 5 ROOM | S$1,800 |
| Feb 2026 | 280A | 5 ROOM | S$2,400 |
median of 3 HDB rental approvals for 5 ROOM on Sengkang East Ave since 2025-10.
Buying or selling at S$972,987?
Buying: Stamp duty on S$972,987 · Cash and CPF needed on S$972,987 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$972,987.
Each opens with this figure filled in; change anything there.
Primary schools near 279b Sengkang East Ave
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
- Palm View Primary School · 178 m · no 2025 Phase 2C ballot
- North Vista Primary School · 325 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 678 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 760 m · no 2025 Phase 2C ballot
- Punggol Primary School · 764 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 789 m · no 2025 Phase 2C ballot
1 to 2 km
- Springdale Primary School · 1,042 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,082 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,090 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,103 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,140 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,292 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Hougang Primary School · 1,479 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,483 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,722 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,842 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,885 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,948 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 279B · 5 ROOM · 10 TO 12 · Premium Apartment · 88 years left excluded: outlier | 112 sqm | S$1,180,000 | S$10,536 psm |
| Jun 2026 | Blk 279B · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 92 sqm | S$828,888 | S$9,010 psm |
| Jan 2026 | Blk 279B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 92 sqm | S$845,000 | S$9,185 psm |
| Dec 2025 | Blk 279B · 5 ROOM · 10 TO 12 · Premium Apartment · 89 years left excluded: outlier | 112 sqm | S$1,100,000 | S$9,821 psm |
| Dec 2025 | Blk 279B · 5 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 112 sqm | S$1,025,000 | S$9,152 psm |
| Aug 2025 | Blk 279B · 5 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 112 sqm | S$1,030,000 | S$9,196 psm |
| Jul 2025 | Blk 279B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 92 sqm | S$850,888 | S$9,249 psm |
| Apr 2025 | Blk 279B · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 112 sqm | S$1,058,000 | S$9,446 psm |
| Jun 2024 | Blk 279B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$795,000 | S$8,641 psm |
| Apr 2024 | Blk 279B · 5 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 112 sqm | S$818,000 | S$7,304 psm |
| Mar 2024 | Blk 279B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Feb 2024 | Blk 279B · 5 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 112 sqm | S$863,000 | S$7,705 psm |
| Sept 2023 | Blk 279B · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 112 sqm | S$858,000 | S$7,661 psm |
| Mar 2023 | Blk 279B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$728,000 | S$7,913 psm |
| Dec 2022 | Blk 279B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 112 sqm | S$868,800 | S$7,757 psm |
| Jun 2022 | Blk 279B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 112 sqm | S$850,000 | S$7,589 psm |
| May 2022 | Blk 279B · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Apr 2022 | Blk 279B · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 112 sqm | S$840,000 | S$7,500 psm |
| Mar 2022 | Blk 279B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$608,000 | S$6,609 psm |
Showing 19 of 37.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2023 | Blk 279B · 5 ROOM | S$4,600 | — |
| Mar 2021 | Blk 279B · 5 ROOM | S$2,700 | — |
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$913,558 | S$1,008,641 | S$1,092,378 | S$1,111,482 |
| 10 years | 77 years | S$853,871 | S$1,040,864 | S$1,220,861 | S$1,263,937 |
| 20 years | 67 years | S$773,048 | S$1,148,708 | S$1,580,354 | S$1,693,842 |
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.