Blk 326B Anchorvale Rd
Project page · 99-year lease from 2015
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 326B | 10 TO 12 | 92 sqm | S$685,000 | S$7,446 psm | ×1.000 | S$7,446 psm |
| Feb 2026 | Blk 326B | 04 TO 06 | 92 sqm | S$660,000 | S$7,174 psm | ×0.997 | S$7,153 psm |
| Jan 2026 | Blk 326B | 01 TO 03 | 92 sqm | S$640,000 | S$6,957 psm | ×0.997 | S$6,936 psm |
How accurate is this estimate for Anchorvale Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 71 sales in Anchorvale Rd since.
- Median error
- 2.4%
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.
5.79% gross yield
S$38,100 of rent a year against the estimate above · 0.05 points below flats like it
Homes like this rent for about S$3,175 a month, the middle of 34 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 |
|---|---|---|---|
| Sept 2026 | 351D | 4 ROOM | S$3,300 |
| Aug 2026 | 313B | 4 ROOM | S$3,200 |
| Aug 2026 | 313D | 4 ROOM | S$3,000 |
| Aug 2026 | 313A | 4 ROOM | S$3,000 |
| Jul 2026 | 351A | 4 ROOM | S$3,400 |
| Jul 2026 | 317A | 4 ROOM | S$3,200 |
| Jun 2026 | 326D | 4 ROOM | S$3,500 |
| Jun 2026 | 309C | 4 ROOM | S$3,350 |
median of 34 HDB rental approvals for 4 ROOM on Anchorvale Rd since 2025-10.
Buying or selling at S$658,053?
Buying: Stamp duty on S$658,053 · Cash and CPF needed on S$658,053 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$658,053.
Each opens with this figure filled in; change anything there.
Primary schools near 326b Anchorvale Rd
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 · 112 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 384 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 445 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 844 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,028 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,184 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,278 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,361 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,391 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,528 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,554 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,714 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,759 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,875 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,883 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Primary School · 1,972 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 326B · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Feb 2026 | Blk 326B · 4 ROOM · 04 TO 06 · Premium Apartment · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jan 2026 | Blk 326B · 4 ROOM · 01 TO 03 · Premium Apartment · 88 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Aug 2025 | Blk 326B · 4 ROOM · 13 TO 15 · Premium Apartment · 89 years left | 92 sqm | S$710,000 | S$7,717 psm |
| Feb 2025 | Blk 326B · 5 ROOM · 01 TO 03 · Premium Apartment · 89 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Feb 2025 | Blk 326B · 4 ROOM · 04 TO 06 · Premium Apartment · 89 years left | 92 sqm | S$652,000 | S$7,087 psm |
| Nov 2024 | Blk 326B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Aug 2024 | Blk 326B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$663,000 | S$7,207 psm |
| Apr 2024 | Blk 326B · 5 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 112 sqm | S$800,800 | S$7,150 psm |
| Mar 2024 | Blk 326B · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jan 2023 | Blk 326B · 4 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Aug 2022 | Blk 326B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$518,000 | S$5,630 psm |
| May 2022 | Blk 326B · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Apr 2022 | Blk 326B · 5 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Jan 2022 | Blk 326B · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 113 sqm | S$630,000 | S$5,575 psm |
| Jan 2022 | Blk 326B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$455,000 | S$4,946 psm |
| Dec 2021 | Blk 326B · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Dec 2021 | Blk 326B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$468,000 | S$5,087 psm |
| Nov 2021 | Blk 326B · 4 ROOM · 07 TO 09 · Premium Apartment · 93 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Oct 2021 | Blk 326B · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 112 sqm | S$610,000 | S$5,446 psm |
Showing 20 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2024 | Blk 326B · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 326B · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 326B · 5 ROOM | S$3,500 | — |
| Jun 2023 | Blk 326B · 4 ROOM | S$3,800 | — |
| Aug 2022 | Blk 326B · 4 ROOM | S$1,900 | — |
| May 2022 | Blk 326B · 5 ROOM | S$3,400 | — |
| Oct 2021 | Blk 326B · 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$617,860 | S$682,167 | S$738,800 | S$751,721 |
| 10 years | 77 years | S$577,492 | S$703,960 | S$825,696 | S$854,830 |
| 20 years | 67 years | S$522,830 | S$776,897 | S$1,068,829 | S$1,145,584 |
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.