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HDB · 542332

Blk 332B Anchorvale Link

Project page · 99-year lease from 2015

Indicative value range
S$675,000 – S$716,767
Indicative mid S$700,000 · S$7,609 psm

Based on 13 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 332C04 TO 0692 sqmS$646,000S$7,022 psm×1.000S$7,022 psm
Aug 2026Blk 332A07 TO 0992 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
Jul 2026Blk 333D10 TO 1292 sqmS$705,000S$7,663 psm×1.000S$7,663 psm
Jul 2026Blk 332C10 TO 1292 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
Jun 2026Blk 332A13 TO 1592 sqmS$678,000S$7,370 psm×1.000S$7,370 psm
May 2026Blk 332A07 TO 0992 sqmS$675,000S$7,337 psm×1.000S$7,337 psm
Apr 2026Blk 332C07 TO 0992 sqmS$700,000S$7,609 psm×1.000S$7,609 psm
Apr 2026Blk 332C01 TO 0392 sqmS$640,000S$6,957 psm×1.000S$6,957 psm
Mar 2026Blk 333B10 TO 1292 sqmS$730,000S$7,935 psm×0.997S$7,911 psm
Mar 2026Blk 332C16 TO 1892 sqmS$718,888S$7,814 psm×0.997S$7,791 psm
Jan 2026Blk 333C10 TO 1292 sqmS$728,000S$7,913 psm×0.997S$7,890 psm
Jan 2026Blk 333C07 TO 0992 sqmS$688,000S$7,478 psm×0.997S$7,456 psm
Dec 2025Blk 332C13 TO 1592 sqmS$725,000S$7,880 psm×0.996S$7,849 psm

How accurate is this estimate for Anchorvale Link?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Anchorvale Link since.

Median error
2.8%

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.

5.49% gross yield

S$38,400 of rent a year against the estimate above · 0.35 points below flats like it

Homes like this rent for about S$3,200 a month, the middle of 46 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

ApprovedBlockFlatRent a month
Sept 2026302A4 ROOMS$3,300
Sept 2026333B4 ROOMS$3,300
Aug 2026318D4 ROOMS$3,250
Jul 2026333A4 ROOMS$3,400
Jul 2026332A4 ROOMS$3,400
Jul 2026333C4 ROOMS$3,200
Jun 2026333D4 ROOMS$3,600
Jun 2026304A4 ROOMS$3,200

median of 46 HDB rental approvals for 4 ROOM on Anchorvale Link 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 332b Anchorvale Link

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 332B · 5 ROOM · 04 TO 06 · Improved · 88 years left
112 sqmS$798,000S$7,125 psm
May 2026
Blk 332B · 5 ROOM · 07 TO 09 · Improved · 88 years left
112 sqmS$810,000S$7,232 psm
Apr 2026
Blk 332B · 5 ROOM · 04 TO 06 · Improved · 88 years left
112 sqmS$800,000S$7,143 psm
Jan 2026
Blk 332B · 5 ROOM · 01 TO 03 · Improved · 88 years left
112 sqmS$760,000S$6,786 psm
Apr 2025
Blk 332B · 4 ROOM · 04 TO 06 · Model A · 89 years left
92 sqmS$646,000S$7,022 psm
Feb 2025
Blk 332B · 5 ROOM · 13 TO 15 · Improved · 89 years left
112 sqmS$840,000S$7,500 psm
Dec 2024
Blk 332B · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$665,888S$7,238 psm
Dec 2024
Blk 332B · 4 ROOM · 04 TO 06 · Model A · 90 years left
92 sqmS$640,000S$6,957 psm
Sept 2024
Blk 332B · 5 ROOM · 13 TO 15 · Improved · 90 years left
112 sqmS$788,000S$7,036 psm
Sept 2024
Blk 332B · 4 ROOM · 01 TO 03 · Model A · 90 years left
excluded: outlier
92 sqmS$575,000S$6,250 psm
Aug 2024
Blk 332B · 4 ROOM · 10 TO 12 · Model A · 90 years left
92 sqmS$655,000S$7,120 psm
Jun 2024
Blk 332B · 4 ROOM · 01 TO 03 · Model A · 90 years left
excluded: outlier
92 sqmS$562,000S$6,109 psm
Apr 2024
Blk 332B · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$620,000S$6,739 psm
Aug 2023
Blk 332B · 4 ROOM · 10 TO 12 · Model A · 91 years left
92 sqmS$615,000S$6,685 psm
Oct 2022
Blk 332B · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$600,000S$6,522 psm
Aug 2022
Blk 332B · 4 ROOM · 10 TO 12 · Model A · 92 years left
92 sqmS$560,000S$6,087 psm
Jul 2022
Blk 332B · 5 ROOM · 10 TO 12 · Improved · 92 years left
112 sqmS$650,000S$5,804 psm
Jul 2022
Blk 332B · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$575,000S$6,250 psm
Jul 2022
Blk 332B · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$570,000S$6,196 psm
Jun 2022
Blk 332B · 5 ROOM · 07 TO 09 · Improved · 92 years left
112 sqmS$668,000S$5,964 psm
Feb 2022
Blk 332B · 5 ROOM · 10 TO 12 · Improved · 92 years left
112 sqmS$688,000S$6,143 psm
Feb 2022
Blk 332B · 5 ROOM · 04 TO 06 · Improved · 92 years left
112 sqmS$590,000S$5,268 psm
Dec 2021
Blk 332B · 5 ROOM · 07 TO 09 · Improved · 93 years left
112 sqmS$688,888S$6,151 psm
Dec 2021
Blk 332B · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$535,000S$5,815 psm
Oct 2021
Blk 332B · 5 ROOM · 16 TO 18 · Improved · 93 years left
112 sqmS$635,000S$5,670 psm
Oct 2021
Blk 332B · 5 ROOM · 04 TO 06 · Improved · 93 years left
112 sqmS$592,000S$5,286 psm
Oct 2021
Blk 332B · 5 ROOM · 01 TO 03 · Improved · 93 years left
112 sqmS$580,000S$5,179 psm
See more

Showing 27 of 58.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$657,245S$725,652S$785,895S$799,639
10 years77 yearsS$614,304S$748,833S$878,330S$909,320
20 years67 yearsS$556,157S$826,421S$1,136,961S$1,218,609

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.