Blk 326C Anchorvale Rd
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 326C | 07 TO 09 | 112 sqm | S$860,000 | S$7,679 psm | ×1.000 | S$7,679 psm |
| Mar 2026 | Blk 326C | 10 TO 12 | 112 sqm | S$880,000 | S$7,857 psm | ×0.997 | S$7,834 psm |
| Jan 2026 | Blk 326C | 07 TO 09 | 112 sqm | S$861,888 | S$7,695 psm | ×0.997 | S$7,673 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.
4.47% gross yield
S$38,400 of rent a year against the estimate above · 0.11 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 64 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 309D | 5 ROOM | S$3,300 |
| Sept 2026 | 315C | 5 ROOM | S$3,200 |
| Sept 2026 | 307D | 5 ROOM | S$3,100 |
| Sept 2026 | 317A | 5 ROOM | S$3,100 |
| Sept 2026 | 317B | 5 ROOM | S$3,000 |
| Aug 2026 | 307A | 5 ROOM | S$2,600 |
| Jul 2026 | 317B | 5 ROOM | S$3,500 |
| Jul 2026 | 308B | 5 ROOM | S$3,300 |
median of 64 HDB rental approvals for 5 ROOM on Anchorvale Rd since 2025-10.
Buying or selling at S$860,000?
Buying: Stamp duty on S$860,000 · Cash and CPF needed on S$860,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$860,000.
Each opens with this figure filled in; change anything there.
Primary schools near 326c 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 · 112 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 415 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 490 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 840 m · no 2025 Phase 2C ballot
1 to 2 km
- Compassvale Primary School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,226 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,251 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,377 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,405 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,563 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,575 m · no 2025 Phase 2C ballot
- Valour Primary School · 1,677 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rivervale Primary School · 1,759 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,892 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 326C · 5 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 112 sqm | S$860,000 | S$7,679 psm |
| Mar 2026 | Blk 326C · 5 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Mar 2026 | Blk 326C · 4 ROOM · 10 TO 12 · Premium Apartment · 88 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Jan 2026 | Blk 326C · 5 ROOM · 07 TO 09 · Premium Apartment · 88 years left | 112 sqm | S$861,888 | S$7,695 psm |
| Jul 2024 | Blk 326C · 4 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jun 2024 | Blk 326C · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$640,000 | S$6,957 psm |
| May 2024 | Blk 326C · 5 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 112 sqm | S$841,888 | S$7,517 psm |
| Apr 2024 | Blk 326C · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left excluded: outlier | 92 sqm | S$550,000 | S$5,978 psm |
| May 2023 | Blk 326C · 5 ROOM · 01 TO 03 · Premium Apartment · 91 years left excluded: outlier | 112 sqm | S$652,000 | S$5,821 psm |
| Mar 2023 | Blk 326C · 5 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Dec 2022 | Blk 326C · 4 ROOM · 13 TO 15 · Premium Apartment · 91 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Nov 2022 | Blk 326C · 5 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 112 sqm | S$655,000 | S$5,848 psm |
| Oct 2022 | Blk 326C · 5 ROOM · 01 TO 03 · Premium Apartment · 92 years left excluded: outlier | 112 sqm | S$615,000 | S$5,491 psm |
| Apr 2022 | Blk 326C · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 112 sqm | S$728,000 | S$6,500 psm |
| Apr 2022 | Blk 326C · 5 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 113 sqm | S$660,000 | S$5,841 psm |
| Apr 2022 | Blk 326C · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Apr 2022 | Blk 326C · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Feb 2022 | Blk 326C · 5 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 112 sqm | S$665,000 | S$5,938 psm |
| Jan 2022 | Blk 326C · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$540,000 | S$5,870 psm |
Showing 19 of 38.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 326C · 4 ROOM | S$3,400 | — |
| Dec 2024 | Blk 326C · 4 ROOM | S$3,300 | — |
| Oct 2024 | Blk 326C · 4 ROOM | S$1,650 | — |
| Jul 2023 | Blk 326C · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 326C · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 326C · 4 ROOM | S$1,600 | — |
| Oct 2021 | Blk 326C · 4 ROOM | S$1,525 | — |
| Mar 2021 | Blk 326C · 5 ROOM | S$2,000 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 82 years | S$807,472 | S$891,514 | S$965,527 | S$982,413 |
| 10 years | 77 years | S$754,716 | S$919,995 | S$1,079,090 | S$1,117,164 |
| 20 years | 67 years | S$683,278 | S$1,015,316 | S$1,396,837 | S$1,497,147 |
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.