Blk 332C Anchorvale Link
Project page · 99-year lease from 2015
Based on 11 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 332B | 04 TO 06 | 112 sqm | S$798,000 | S$7,125 psm | ×1.000 | S$7,125 psm |
| Jul 2026 | Blk 332A | 10 TO 12 | 112 sqm | S$805,000 | S$7,188 psm | ×1.000 | S$7,188 psm |
| Jun 2026 | Blk 332A | 04 TO 06 | 112 sqm | S$810,000 | S$7,232 psm | ×1.000 | S$7,232 psm |
| Jun 2026 | Blk 333C | 10 TO 12 | 112 sqm | S$824,000 | S$7,357 psm | ×1.000 | S$7,357 psm |
| May 2026 | Blk 332B | 07 TO 09 | 112 sqm | S$810,000 | S$7,232 psm | ×1.000 | S$7,232 psm |
| Apr 2026 | Blk 332B | 04 TO 06 | 112 sqm | S$800,000 | S$7,143 psm | ×1.000 | S$7,143 psm |
| Mar 2026 | Blk 332C | 01 TO 03 | 112 sqm | S$715,000 | S$6,384 psm | ×0.997 | S$6,365 psm |
| Jan 2026 | Blk 332A | 04 TO 06 | 112 sqm | S$795,000 | S$7,098 psm | ×0.997 | S$7,077 psm |
| Jan 2026 | Blk 333B | 13 TO 15 | 112 sqm | S$863,000 | S$7,705 psm | ×0.997 | S$7,683 psm |
| Jan 2026 | Blk 332B | 01 TO 03 | 112 sqm | S$760,000 | S$6,786 psm | ×0.997 | S$6,766 psm |
| Nov 2025 | Blk 332C | 16 TO 18 | 112 sqm | S$850,000 | S$7,589 psm | ×0.996 | S$7,559 psm |
How accurate is this estimate for Anchorvale Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 98 sales in Anchorvale Link since.
- Median error
- 2.8%
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.
4.92% gross yield
S$39,600 of rent a year against the estimate above · 0.56 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 77 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 | 318A | 5 ROOM | S$3,800 |
| Sept 2026 | 318B | 5 ROOM | S$3,550 |
| Sept 2026 | 318B | 5 ROOM | S$3,300 |
| Sept 2026 | 304B | 5 ROOM | S$3,300 |
| Sept 2026 | 305B | 5 ROOM | S$3,200 |
| Sept 2026 | 314C | 5 ROOM | S$3,200 |
| Aug 2026 | 314B | 5 ROOM | S$3,500 |
| Aug 2026 | 318B | 5 ROOM | S$3,500 |
median of 77 HDB rental approvals for 5 ROOM on Anchorvale Link since 2025-10.
Buying or selling at S$805,000?
Buying: Stamp duty on S$805,000 · Cash and CPF needed on S$805,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$805,000.
Each opens with this figure filled in; change anything there.
Primary schools near 332c Anchorvale Link
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 · 156 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 289 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 588 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 629 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 958 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Seng Kang Primary School · 966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Palm View Primary School · 1,108 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 1,281 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,316 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,319 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,479 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,485 m · no 2025 Phase 2C ballot
- Mee Toh School · 1,742 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,753 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,802 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,822 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Primary School · 1,829 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,948 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Cove Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Fernvale Primary School · 1,965 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 332C · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$646,000 | S$7,022 psm |
| Jul 2026 | Blk 332C · 4 ROOM · 10 TO 12 · Model A · 88 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Apr 2026 | Blk 332C · 4 ROOM · 01 TO 03 · Model A · 88 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Apr 2026 | Blk 332C · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Mar 2026 | Blk 332C · 5 ROOM · 01 TO 03 · Improved · 88 years left | 112 sqm | S$715,000 | S$6,384 psm |
| Mar 2026 | Blk 332C · 4 ROOM · 16 TO 18 · Model A · 88 years left | 92 sqm | S$718,888 | S$7,814 psm |
| Dec 2025 | Blk 332C · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Nov 2025 | Blk 332C · 5 ROOM · 16 TO 18 · Improved · 89 years left | 112 sqm | S$850,000 | S$7,589 psm |
| Apr 2025 | Blk 332C · 5 ROOM · 01 TO 03 · Improved · 89 years left | 112 sqm | S$752,888 | S$6,722 psm |
| Mar 2025 | Blk 332C · 5 ROOM · 01 TO 03 · Improved · 89 years left | 112 sqm | S$730,000 | S$6,518 psm |
| Nov 2024 | Blk 332C · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$840,888 | S$7,508 psm |
| Nov 2024 | Blk 332C · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$808,000 | S$7,214 psm |
| Nov 2024 | Blk 332C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$628,000 | S$6,826 psm |
| Sept 2024 | Blk 332C · 5 ROOM · 01 TO 03 · Improved · 90 years left | 112 sqm | S$760,000 | S$6,786 psm |
| Apr 2024 | Blk 332C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 112 sqm | S$750,000 | S$6,696 psm |
| Jun 2023 | Blk 332C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jun 2023 | Blk 332C · 4 ROOM · 01 TO 03 · Model A · 91 years left excluded: outlier | 92 sqm | S$520,000 | S$5,652 psm |
| Mar 2023 | Blk 332C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jan 2023 | Blk 332C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Oct 2022 | Blk 332C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$565,000 | S$6,141 psm |
| May 2022 | Blk 332C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$568,000 | S$6,174 psm |
| Mar 2022 | Blk 332C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$686,868 | S$6,133 psm |
| Mar 2022 | Blk 332C · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Feb 2022 | Blk 332C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$641,888 | S$5,731 psm |
| Dec 2021 | Blk 332C · 5 ROOM · 04 TO 06 · Improved · 93 years left | 112 sqm | S$595,000 | S$5,313 psm |
| Oct 2021 | Blk 332C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$648,000 | S$5,786 psm |
Showing 26 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 332C · 5 ROOM | S$3,600 | — |
| Nov 2025 | Blk 332C · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 332C · 4 ROOM | S$2,000 | — |
| Mar 2025 | Blk 332C · 5 ROOM | S$3,750 | — |
| Mar 2025 | Blk 332C · 4 ROOM | S$2,400 | — |
| Feb 2025 | Blk 332C · 5 ROOM | S$3,400 | — |
| Jan 2025 | Blk 332C · 5 ROOM | S$3,400 | — |
| Mar 2024 | Blk 332C · 4 ROOM | S$2,000 | — |
| Sept 2023 | Blk 332C · 5 ROOM | S$4,000 | — |
| Jun 2023 | Blk 332C · 5 ROOM | S$4,000 | — |
| Mar 2023 | Blk 332C · 4 ROOM | S$2,400 | — |
| Jan 2023 | Blk 332C · 5 ROOM | S$3,400 | — |
| Dec 2022 | Blk 332C · 5 ROOM | S$4,300 | — |
| Nov 2022 | Blk 332C · 4 ROOM | S$3,800 | — |
| Mar 2022 | Blk 332C · 5 ROOM | S$3,000 | — |
| Dec 2021 | Blk 332C · 5 ROOM | S$2,700 | — |
| Jun 2021 | Blk 332C · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 332C · 4 ROOM | S$1,200 | — |
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$755,831 | S$834,499 | S$903,778 | S$919,584 |
| 10 years | 77 years | S$706,449 | S$861,158 | S$1,010,079 | S$1,045,718 |
| 20 years | 67 years | S$639,581 | S$950,383 | S$1,307,505 | S$1,401,400 |
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.