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HDB · 543311

Blk 311C Anchorvale Lane

Project page · 99-year lease from 2002

Indicative value range
S$574,168 – S$603,527
Indicative mid S$586,909 · S$6,178 psm

Based on 6 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
Sept 2026Blk 311B13 TO 1590 sqmS$575,000S$6,389 psm×1.000S$6,389 psm
Sept 2026Blk 311C13 TO 1595 sqmS$570,000S$6,000 psm×1.000S$6,000 psm
Apr 2026Blk 311D13 TO 1593 sqmS$560,000S$6,022 psm×1.000S$6,022 psm
Feb 2026Blk 311C13 TO 1590 sqmS$582,000S$6,467 psm×0.997S$6,448 psm
Jan 2026Blk 311D16 TO 1893 sqmS$570,000S$6,129 psm×0.997S$6,111 psm
Dec 2025Blk 311A01 TO 0389 sqmS$558,000S$6,270 psm×0.996S$6,245 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.

6.64% gross yield

S$39,000 of rent a year against the estimate above · 0.44 points above flats like it

Homes like this rent for about S$3,250 a month, the middle of 10 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

ApprovedBlockFlatRent a month
Sept 2026353A4 ROOMS$3,200
Sept 2026311B4 ROOMS$3,200
Aug 2026311C4 ROOMS$3,400
Jun 2026311A4 ROOMS$3,380
May 2026311C4 ROOMS$3,500
Apr 2026311C4 ROOMS$3,300
Mar 2026355A4 ROOMS$3,500
Nov 2025311B4 ROOMS$3,000

median of 10 HDB rental approvals for 4 ROOM on Anchorvale Lane since 2025-10.

Buying or selling at S$586,909?

Buying: Stamp duty on S$586,909 · Cash and CPF needed on S$586,909 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$586,909.

Each opens with this figure filled in; change anything there.

Primary schools near 311c 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 311C · 4 ROOM · 13 TO 15 · Premium Apartment · 75 years left
95 sqmS$570,000S$6,000 psm
Feb 2026
Blk 311C · 4 ROOM · 13 TO 15 · Premium Apartment · 76 years left
90 sqmS$582,000S$6,467 psm
Nov 2025
Blk 311C · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left
111 sqmS$670,000S$6,036 psm
Aug 2025
Blk 311C · 5 ROOM · 04 TO 06 · Premium Apartment · 76 years left
112 sqmS$630,000S$5,625 psm
Jun 2025
Blk 311C · 4 ROOM · 10 TO 12 · Premium Apartment · 77 years left
93 sqmS$590,000S$6,344 psm
Jun 2025
Blk 311C · 4 ROOM · 01 TO 03 · Premium Apartment · 77 years left
95 sqmS$562,000S$5,916 psm
Apr 2025
Blk 311C · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left
111 sqmS$655,000S$5,901 psm
Feb 2025
Blk 311C · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left
112 sqmS$640,000S$5,714 psm
Nov 2024
Blk 311C · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left
111 sqmS$600,888S$5,413 psm
Apr 2023
Blk 311C · 4 ROOM · 07 TO 09 · Premium Apartment · 79 years left
95 sqmS$465,000S$4,895 psm
Dec 2022
Blk 311C · 4 ROOM · 13 TO 15 · Premium Apartment · 79 years left
95 sqmS$500,000S$5,263 psm
Jun 2022
Blk 311C · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left
111 sqmS$530,000S$4,775 psm
Feb 2022
Blk 311C · 4 ROOM · 16 TO 18 · Premium Apartment · 80 years left
excluded: outlier
90 sqmS$455,888S$5,065 psm
Jan 2022
Blk 311C · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left
111 sqmS$495,000S$4,459 psm
Dec 2021
Blk 311C · 4 ROOM · 04 TO 06 · Premium Apartment · 80 years left
90 sqmS$410,000S$4,556 psm
Dec 2021
Blk 311C · 4 ROOM · 01 TO 03 · Premium Apartment · 80 years left
93 sqmS$398,000S$4,280 psm
See more

Showing 16 of 75.

Sale prices as filed in caveats.

Where the lease takes this

About 74 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 years69 yearsS$563,027S$621,627S$673,234S$685,008
10 years64 yearsS$545,447S$664,897S$779,879S$807,395
20 years54 yearsS$502,351S$746,468S$1,026,965S$1,100,714

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.