Blk 280B Sengkang East Ave
Project page · 99-year lease from 2015
Based on 17 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 281B | 01 TO 03 | 92 sqm | S$770,000 | S$8,370 psm | ×1.000 | S$8,370 psm |
| Aug 2026 | Blk 280A | 07 TO 09 | 92 sqm | S$828,000 | S$9,000 psm | ×1.000 | S$9,000 psm |
| Jul 2026 | Blk 282B | 07 TO 09 | 92 sqm | S$835,000 | S$9,076 psm | ×1.000 | S$9,076 psm |
| Jul 2026 | Blk 281B | 04 TO 06 | 92 sqm | S$815,000 | S$8,859 psm | ×1.000 | S$8,859 psm |
| Jun 2026 | Blk 279B | 04 TO 06 | 92 sqm | S$828,888 | S$9,010 psm | ×1.000 | S$9,010 psm |
| May 2026 | Blk 282A | 07 TO 09 | 92 sqm | S$833,888 | S$9,064 psm | ×1.000 | S$9,064 psm |
| Apr 2026 | Blk 281B | 01 TO 03 | 92 sqm | S$770,000 | S$8,370 psm | ×1.000 | S$8,370 psm |
| Apr 2026 | Blk 282A | 07 TO 09 | 92 sqm | S$826,000 | S$8,978 psm | ×1.000 | S$8,978 psm |
| Mar 2026 | Blk 281B | 07 TO 09 | 92 sqm | S$788,000 | S$8,565 psm | ×0.997 | S$8,540 psm |
| Mar 2026 | Blk 280A | 10 TO 12 | 92 sqm | S$870,000 | S$9,457 psm | ×0.997 | S$9,429 psm |
| Mar 2026 | Blk 281A | 13 TO 15 | 92 sqm | S$858,888 | S$9,336 psm | ×0.997 | S$9,308 psm |
| Feb 2026 | Blk 282C | 01 TO 03 | 92 sqm | S$790,000 | S$8,587 psm | ×0.997 | S$8,562 psm |
| Jan 2026 | Blk 279B | 07 TO 09 | 92 sqm | S$845,000 | S$9,185 psm | ×0.997 | S$9,158 psm |
| Dec 2025 | Blk 282B | 13 TO 15 | 92 sqm | S$860,000 | S$9,348 psm | ×0.996 | S$9,311 psm |
| Dec 2025 | Blk 280B | 10 TO 12 | 92 sqm | S$845,888 | S$9,194 psm | ×0.996 | S$9,158 psm |
| Nov 2025 | Blk 281A | 07 TO 09 | 92 sqm | S$800,000 | S$8,696 psm | ×0.996 | S$8,661 psm |
| Nov 2025 | Blk 281B | 07 TO 09 | 92 sqm | S$820,000 | S$8,913 psm | ×0.996 | S$8,878 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.
5.07% gross yield
S$42,000 of rent a year against the estimate above · 0.77 points below flats like it
Homes like this rent for about S$3,500 a month, the middle of 8 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 |
|---|---|---|---|
| Jul 2026 | 282B | 4 ROOM | S$1,800 |
| May 2026 | 282C | 4 ROOM | S$3,500 |
| Apr 2026 | 280A | 4 ROOM | S$3,900 |
| Dec 2025 | 282C | 4 ROOM | S$3,700 |
| Nov 2025 | 282C | 4 ROOM | S$3,300 |
| Nov 2025 | 281B | 4 ROOM | S$3,000 |
| Oct 2025 | 282A | 4 ROOM | S$3,600 |
| Oct 2025 | 281B | 4 ROOM | S$3,500 |
median of 8 HDB rental approvals for 4 ROOM on Sengkang East Ave since 2025-10.
Buying or selling at S$828,000?
Buying: Stamp duty on S$828,000 · Cash and CPF needed on S$828,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$828,000.
Each opens with this figure filled in; change anything there.
Primary schools near 280b 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 · 160 m · no 2025 Phase 2C ballot
- North Vista Primary School · 455 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 581 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 659 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 808 m · no 2025 Phase 2C ballot
- Punggol Primary School · 868 m · no 2025 Phase 2C ballot
- Springdale Primary School · 938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Compassvale Primary School · 1,058 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,086 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,191 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,192 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of the Nativity (girls) · 1,408 m · balloted in 2025 Phase 2C (citizens beyond 2 km)
- Hougang Primary School · 1,437 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,520 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,735 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 1,756 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,797 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,962 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Fernvale Primary School · 1,972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Mee Toh School · 1,990 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 280B · 5 ROOM · 01 TO 03 · Premium Apartment · 88 years left | 112 sqm | S$873,000 | S$7,795 psm |
| Dec 2025 | Blk 280B · 4 ROOM · 10 TO 12 · Premium Apartment · 89 years left | 92 sqm | S$845,888 | S$9,194 psm |
| Nov 2025 | Blk 280B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 112 sqm | S$855,000 | S$7,634 psm |
| Jun 2025 | Blk 280B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 92 sqm | S$810,888 | S$8,814 psm |
| May 2025 | Blk 280B · 4 ROOM · 07 TO 09 · Premium Apartment · 89 years left | 92 sqm | S$810,000 | S$8,804 psm |
| Mar 2025 | Blk 280B · 5 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 112 sqm | S$985,000 | S$8,795 psm |
| Jan 2024 | Blk 280B · 5 ROOM · 07 TO 09 · Premium Apartment · 91 years left | 112 sqm | S$870,000 | S$7,768 psm |
| Jan 2024 | Blk 280B · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 92 sqm | S$765,000 | S$8,315 psm |
| Apr 2023 | Blk 280B · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 112 sqm | S$872,000 | S$7,786 psm |
| Aug 2022 | Blk 280B · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Jul 2022 | Blk 280B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$657,000 | S$7,141 psm |
| May 2022 | Blk 280B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left excluded: outlier | 92 sqm | S$530,000 | S$5,761 psm |
| Mar 2022 | Blk 280B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$612,000 | S$6,652 psm |
| Dec 2021 | Blk 280B · 5 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 112 sqm | S$753,000 | S$6,723 psm |
| Oct 2021 | Blk 280B · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 112 sqm | S$765,000 | S$6,830 psm |
Showing 15 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2025 | Blk 280B · 5 ROOM | S$3,550 | — |
| Mar 2025 | Blk 280B · 5 ROOM | S$3,550 | — |
| Mar 2025 | Blk 280B · 5 ROOM | S$3,250 | — |
| Oct 2023 | Blk 280B · 5 ROOM | S$3,550 | — |
| Mar 2023 | Blk 280B · 5 ROOM | S$3,250 | — |
| Aug 2021 | Blk 280B · 5 ROOM | S$2,500 | — |
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 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$777,427 | S$858,342 | S$929,601 | S$945,858 |
| 10 years | 77 years | S$726,634 | S$885,762 | S$1,038,938 | S$1,075,595 |
| 20 years | 67 years | S$657,854 | S$977,537 | S$1,344,862 | S$1,441,440 |
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.