Blk 261C Sengkang East Way
Project page · 99-year lease from 2000
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 261C | 07 TO 09 | 85 sqm | S$630,000 | S$7,412 psm | ×1.000 | S$7,412 psm |
| Feb 2026 | Blk 261C | 04 TO 06 | 90 sqm | S$685,000 | S$7,611 psm | ×0.997 | S$7,589 psm |
| Dec 2025 | Blk 261C | 10 TO 12 | 90 sqm | S$690,000 | S$7,667 psm | ×0.996 | S$7,637 psm |
How accurate is this estimate for Sengkang East Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 49 sales in Sengkang East Way since.
- Median error
- 3.9%
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.
5.58% gross yield
S$36,000 of rent a year against the estimate above · 0.62 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 32 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 |
|---|---|---|---|
| Sept 2026 | 260A | 4 ROOM | S$3,500 |
| Sept 2026 | 261C | 4 ROOM | S$3,300 |
| Sept 2026 | 325B | 4 ROOM | S$3,000 |
| Aug 2026 | 324B | 4 ROOM | S$3,000 |
| Aug 2026 | 324B | 4 ROOM | S$2,800 |
| Jul 2026 | 122A | 4 ROOM | S$3,500 |
| Jul 2026 | 261C | 4 ROOM | S$3,200 |
| Jul 2026 | 323B | 4 ROOM | S$2,900 |
median of 32 HDB rental approvals for 4 ROOM on Sengkang East Way since 2025-10.
Buying or selling at S$645,036?
Buying: Stamp duty on S$645,036 · Cash and CPF needed on S$645,036 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$645,036.
Each opens with this figure filled in; change anything there.
Primary schools near 261c Sengkang East Way
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
- Compassvale Primary School · 275 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Nan Chiau Primary School · 385 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 509 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 594 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 805 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 947 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rivervale Primary School · 981 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Palm View Primary School · 1,011 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Vista Primary School · 1,078 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- North Spring Primary School · 1,112 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,429 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,526 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,534 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,626 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,640 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,703 m · no 2025 Phase 2C ballot
- Greendale Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 261C · 4 ROOM · 07 TO 09 · Model A2 · 73 years left | 85 sqm | S$630,000 | S$7,412 psm |
| Feb 2026 | Blk 261C · 4 ROOM · 04 TO 06 · Model A2 · 74 years left | 90 sqm | S$685,000 | S$7,611 psm |
| Dec 2025 | Blk 261C · 4 ROOM · 10 TO 12 · Model A2 · 74 years left | 90 sqm | S$690,000 | S$7,667 psm |
| May 2025 | Blk 261C · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 85 sqm | S$653,000 | S$7,682 psm |
| Jan 2025 | Blk 261C · 4 ROOM · 13 TO 15 · Model A2 · 75 years left | 85 sqm | S$658,000 | S$7,741 psm |
| Jun 2024 | Blk 261C · 4 ROOM · 07 TO 09 · Model A2 · 75 years left | 85 sqm | S$590,000 | S$6,941 psm |
| Jul 2023 | Blk 261C · 4 ROOM · 10 TO 12 · Model A2 · 76 years left | 85 sqm | S$580,000 | S$6,824 psm |
| Feb 2023 | Blk 261C · 4 ROOM · 13 TO 15 · Model A2 · 77 years left | 85 sqm | S$540,000 | S$6,353 psm |
| Jul 2022 | Blk 261C · 4 ROOM · 10 TO 12 · Model A2 · 77 years left | 90 sqm | S$560,000 | S$6,222 psm |
Showing 9 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 261C · 4 ROOM | S$3,300 | — |
| Jul 2026 | Blk 261C · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 261C · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 261C · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 261C · 4 ROOM | S$3,100 | — |
| Apr 2025 | Blk 261C · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 261C · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 261C · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 261C · 4 ROOM | S$3,300 | — |
| Sept 2024 | Blk 261C · 4 ROOM | S$3,050 | — |
| Jul 2024 | Blk 261C · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 261C · 4 ROOM | S$3,100 | — |
| Dec 2023 | Blk 261C · 4 ROOM | S$3,300 | — |
| Dec 2023 | Blk 261C · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 261C · 4 ROOM | S$3,400 | — |
| May 2023 | Blk 261C · 4 ROOM | S$3,100 | — |
| May 2023 | Blk 261C · 4 ROOM | S$3,000 | — |
| Feb 2023 | Blk 261C · 4 ROOM | S$2,100 | — |
| Nov 2022 | Blk 261C · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 261C · 4 ROOM | S$3,700 | — |
| Oct 2022 | Blk 261C · 4 ROOM | S$3,400 | — |
| Sept 2022 | Blk 261C · 4 ROOM | S$2,930 | — |
| Jul 2022 | Blk 261C · 4 ROOM | S$3,600 | — |
| Apr 2022 | Blk 261C · 4 ROOM | S$2,200 | — |
| Feb 2022 | Blk 261C · 4 ROOM | S$2,800 | — |
| Oct 2021 | Blk 261C · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 261C · 4 ROOM | S$2,250 | — |
| May 2021 | Blk 261C · 4 ROOM | S$1,900 | — |
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 72 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 | 67 years | S$618,788 | S$683,192 | S$739,910 | S$752,851 |
| 10 years | 62 years | S$599,468 | S$730,748 | S$857,117 | S$887,359 |
| 20 years | 52 years | S$552,104 | S$820,397 | S$1,128,675 | S$1,209,727 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.