Blk 351B Anchorvale Rd
Project page · 99-year lease from 2019
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 351C | 13 TO 15 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| Feb 2026 | Blk 351B | 10 TO 12 | 47 sqm | S$401,000 | S$8,532 psm | ×0.997 | S$8,507 psm |
| Jan 2026 | Blk 351C | 16 TO 18 | 47 sqm | S$416,000 | S$8,851 psm | ×0.997 | S$8,825 psm |
| Jan 2026 | Blk 351C | 04 TO 06 | 47 sqm | S$385,000 | S$8,191 psm | ×0.997 | S$8,167 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.
6.75% gross yield
S$27,000 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$2,250 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 |
|---|---|---|---|
| Aug 2026 | 351B | 2 ROOM | S$2,100 |
| Jul 2026 | 351C | 2 ROOM | S$2,600 |
| Jun 2026 | 351B | 2 ROOM | S$2,300 |
| Jun 2026 | 351C | 2 ROOM | S$2,250 |
| Apr 2026 | 351C | 2 ROOM | S$2,500 |
| Apr 2026 | 351B | 2 ROOM | S$2,100 |
| Mar 2026 | 351B | 2 ROOM | S$2,200 |
median of 7 HDB rental approvals for 2 ROOM on Anchorvale Rd since 2025-10.
Buying or selling at S$399,908?
Buying: Stamp duty on S$399,908 · Cash and CPF needed on S$399,908 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$399,908.
Each opens with this figure filled in; change anything there.
Primary schools near 351b 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 · 230 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 288 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 410 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 776 m · no 2025 Phase 2C ballot
1 to 2 km
- Palm View Primary School · 1,098 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,141 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,256 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,399 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,419 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,452 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,486 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,737 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,785 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,894 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,895 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 351B · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$528,000 | S$7,881 psm |
| Feb 2026 | Blk 351B · 2 ROOM · 10 TO 12 · Model A · 92 years left | 47 sqm | S$401,000 | S$8,532 psm |
| Aug 2025 | Blk 351B · 2 ROOM · 07 TO 09 · 2-room · 93 years left | 47 sqm | S$415,000 | S$8,830 psm |
| Jul 2025 | Blk 351B · 2 ROOM · 04 TO 06 · Model A · 93 years left | 47 sqm | S$382,000 | S$8,128 psm |
| Jul 2025 | Blk 351B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Apr 2025 | Blk 351B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Apr 2025 | Blk 351B · 2 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 47 sqm | S$345,000 | S$7,340 psm |
| Oct 2024 | Blk 351B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Aug 2024 | Blk 351B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Jul 2024 | Blk 351B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$530,000 | S$7,910 psm |
| Jun 2024 | Blk 351B · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Apr 2024 | Blk 351B · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$522,888 | S$7,804 psm |
| Mar 2024 | Blk 351B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Feb 2024 | Blk 351B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Feb 2024 | Blk 351B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jan 2024 | Blk 351B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Nov 2023 | Blk 351B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Nov 2023 | Blk 351B · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$445,000 | S$6,642 psm |
| Sept 2023 | Blk 351B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$476,000 | S$7,104 psm |
| Aug 2023 | Blk 351B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Aug 2023 | Blk 351B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$375,888 | S$7,998 psm |
| Aug 2023 | Blk 351B · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Aug 2023 | Blk 351B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$338,000 | S$8,895 psm |
| Jul 2023 | Blk 351B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$510,000 | S$7,612 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 351B · 2 ROOM | S$2,100 | — |
| Jun 2026 | Blk 351B · 2 ROOM | S$2,300 | — |
| Apr 2026 | Blk 351B · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 351B · 2 ROOM | S$2,100 | — |
| Mar 2026 | Blk 351B · 2 ROOM | S$2,200 | — |
| Sept 2025 | Blk 351B · 2 ROOM | S$2,350 | — |
| Sept 2025 | Blk 351B · 2 ROOM | S$1,200 | — |
| Aug 2025 | Blk 351B · 2 ROOM | S$1,650 | — |
| May 2025 | Blk 351B · 2 ROOM | S$2,100 | — |
| Feb 2025 | Blk 351B · 2 ROOM | S$2,400 | — |
| Jan 2025 | Blk 351B · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 351B · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 351B · 2 ROOM | S$1,650 | — |
| Feb 2024 | Blk 351B · 2 ROOM | S$2,500 | — |
| Feb 2024 | Blk 351B · 2 ROOM | S$500 | — |
| Aug 2023 | Blk 351B · 2 ROOM | S$2,500 | — |
| May 2023 | Blk 351B · 2 ROOM | S$2,400 | — |
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 91 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 | 86 years | S$380,193 | S$419,764 | S$454,613 | S$462,563 |
| 10 years | 81 years | S$356,971 | S$435,146 | S$510,396 | S$528,405 |
| 20 years | 71 years | S$314,880 | S$467,896 | S$643,715 | S$689,942 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.