Blk 353B Anchorvale Lane
Project page · 99-year lease from 2021
Based on 7 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 355A | 07 TO 09 | 68 sqm | S$559,000 | S$8,221 psm | ×1.000 | S$8,221 psm |
| Apr 2026 | Blk 353A | 04 TO 06 | 68 sqm | S$555,000 | S$8,162 psm | ×1.000 | S$8,162 psm |
| Mar 2026 | Blk 353A | 04 TO 06 | 68 sqm | S$548,000 | S$8,059 psm | ×0.997 | S$8,035 psm |
| Feb 2026 | Blk 355A | 16 TO 18 | 68 sqm | S$559,000 | S$8,221 psm | ×0.997 | S$8,196 psm |
| Jan 2026 | Blk 355A | 04 TO 06 | 68 sqm | S$540,000 | S$7,941 psm | ×0.997 | S$7,918 psm |
| Jan 2026 | Blk 355A | 04 TO 06 | 68 sqm | S$520,000 | S$7,647 psm | ×0.997 | S$7,625 psm |
| Dec 2025 | Blk 355A | 07 TO 09 | 68 sqm | S$565,000 | S$8,309 psm | ×0.996 | S$8,276 psm |
How accurate is this estimate for Anchorvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 55 sales in Anchorvale Lane 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.
6.21% gross yield
S$34,440 of rent a year against the estimate above · 0.27 points above flats like it
Homes like this rent for about S$2,870 a month, the middle of 124 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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.
Buying or selling at S$555,000?
Buying: Stamp duty on S$555,000 · Cash and CPF needed on S$555,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$555,000.
Each opens with this figure filled in; change anything there.
Primary schools near 353b Anchorvale Lane
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
- Anchor Green Primary School · 328 m · no 2025 Phase 2C ballot
- Springdale Primary School · 346 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 533 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 655 m · no 2025 Phase 2C ballot
1 to 2 km
- Sengkang Green Primary School · 1,139 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,178 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,261 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,292 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,539 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,542 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,586 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,764 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,773 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,958 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 1,974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Rivervale Primary School · 1,989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 353B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$738,000 | S$7,935 psm |
| May 2026 | Blk 353B · 2 ROOM · 16 TO 18 · 2-room · 94 years left excluded: outlier | 47 sqm | S$430,000 | S$9,149 psm |
| Oct 2025 | Blk 353B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$565,000 | S$8,309 psm |
| Sept 2025 | Blk 353B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2025 | Blk 353B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$585,000 | S$8,603 psm |
| Jun 2025 | Blk 353B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$735,000 | S$7,903 psm |
| May 2025 | Blk 353B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Apr 2025 | Blk 353B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Apr 2025 | Blk 353B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$393,000 | S$8,362 psm |
| Mar 2025 | Blk 353B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Mar 2025 | Blk 353B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Feb 2025 | Blk 353B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Feb 2025 | Blk 353B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Feb 2025 | Blk 353B · 2 ROOM · 16 TO 18 · 2-room · 95 years left | 38 sqm | S$360,000 | S$9,474 psm |
| Jan 2025 | Blk 353B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jan 2025 | Blk 353B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$658,888 | S$7,085 psm |
| Jan 2025 | Blk 353B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$505,000 | S$7,426 psm |
| Jan 2025 | Blk 353B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$580,000 | S$8,529 psm |
| Jan 2025 | Blk 353B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jan 2025 | Blk 353B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$563,000 | S$8,279 psm |
| Jan 2025 | Blk 353B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Dec 2024 | Blk 353B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Dec 2024 | Blk 353B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$510,000 | S$7,500 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 353B · 2 ROOM | S$2,600 | — |
| Nov 2025 | Blk 353B · 2 ROOM | S$2,100 | — |
| Sept 2025 | Blk 353B · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 353B · 4 ROOM | S$3,600 | — |
| Mar 2025 | Blk 353B · 2 ROOM | S$2,600 | — |
| Dec 2024 | Blk 353B · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 353B · 2 ROOM | S$2,600 | — |
| Dec 2024 | Blk 353B · 2 ROOM | S$700 | — |
| Nov 2024 | Blk 353B · 2 ROOM | S$2,100 | — |
| Oct 2024 | Blk 353B · 3 ROOM | S$2,900 | — |
| Oct 2024 | Blk 353B · 2 ROOM | S$2,600 | — |
| May 2022 | Blk 353B · 2 ROOM | S$2,150 | — |
| Mar 2021 | Blk 353B · 3 ROOM | S$1,800 | — |
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 93 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 | 88 years | S$527,639 | S$582,556 | S$630,919 | S$641,953 |
| 10 years | 83 years | S$495,411 | S$603,903 | S$708,337 | S$733,329 |
| 20 years | 73 years | S$436,996 | S$649,353 | S$893,358 | S$957,512 |
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.