Blk 351C Anchorvale Rd
Project page · 99-year lease from 2019
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 351C | 13 TO 15 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| Jan 2026 | Blk 351C | 16 TO 18 | 47 sqm | S$416,000 | S$8,851 psm | ×0.997 | S$8,825 psm |
| Jan 2026 | Blk 351C | 04 TO 06 | 47 sqm | S$385,000 | S$8,191 psm | ×0.997 | S$8,167 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.
6.75% gross yield
S$27,000 of rent a year against the estimate above · 0.55 points below flats like it
Homes like this rent for about S$2,250 a month, the middle of 7 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 |
|---|---|---|---|
| Aug 2026 | 351B | 2 ROOM | S$2,100 |
| Jul 2026 | 351C | 2 ROOM | S$2,600 |
| Jun 2026 | 351B | 2 ROOM | S$2,300 |
| Jun 2026 | 351C | 2 ROOM | S$2,250 |
| Apr 2026 | 351C | 2 ROOM | S$2,500 |
| Apr 2026 | 351B | 2 ROOM | S$2,100 |
| Mar 2026 | 351B | 2 ROOM | S$2,200 |
median of 7 HDB rental approvals for 2 ROOM on Anchorvale Rd since 2025-10.
Buying or selling at S$400,000?
Buying: Stamp duty on S$400,000 · Cash and CPF needed on S$400,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$400,000.
Each opens with this figure filled in; change anything there.
Primary schools near 351c 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 · 245 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 251 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 789 m · no 2025 Phase 2C ballot
1 to 2 km
- Palm View Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Compassvale Primary School · 1,146 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Sengkang Green Primary School · 1,250 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,385 m · no 2025 Phase 2C ballot
- Seng Kang Primary School · 1,409 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,460 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,477 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,700 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,748 m · no 2025 Phase 2C ballot
- Punggol Primary School · 1,862 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,870 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Spring Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Valour Primary School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 351C · 2 ROOM · 13 TO 15 · Model A · 92 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Jan 2026 | Blk 351C · 2 ROOM · 04 TO 06 · 2-room · 92 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Jan 2026 | Blk 351C · 2 ROOM · 16 TO 18 · Model A · 92 years left | 47 sqm | S$416,000 | S$8,851 psm |
| Nov 2025 | Blk 351C · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$560,000 | S$8,358 psm |
| Oct 2025 | Blk 351C · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$420,000 | S$8,936 psm |
| Sept 2025 | Blk 351C · 2 ROOM · 01 TO 03 · 2-room · 93 years left | 47 sqm | S$398,000 | S$8,468 psm |
| Jun 2025 | Blk 351C · 2 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2025 | Blk 351C · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Mar 2025 | Blk 351C · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$398,000 | S$8,468 psm |
| Oct 2024 | Blk 351C · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$538,888 | S$8,043 psm |
| Jun 2024 | Blk 351C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$510,888 | S$7,625 psm |
| Jun 2024 | Blk 351C · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Jun 2024 | Blk 351C · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Jun 2024 | Blk 351C · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Oct 2023 | Blk 351C · 3 ROOM · 16 TO 18 · Model A · 95 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Oct 2023 | Blk 351C · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$338,000 | S$7,191 psm |
| Sept 2023 | Blk 351C · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Aug 2023 | Blk 351C · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 351C · 2 ROOM | S$2,600 | — |
| Jun 2026 | Blk 351C · 2 ROOM | S$2,250 | — |
| Apr 2026 | Blk 351C · 2 ROOM | S$2,500 | — |
| Sept 2025 | Blk 351C · 2 ROOM | S$2,600 | — |
| May 2025 | Blk 351C · 2 ROOM | S$2,700 | — |
| May 2025 | Blk 351C · 2 ROOM | S$2,500 | — |
| May 2025 | Blk 351C · 2 ROOM | S$2,400 | — |
| Jan 2025 | Blk 351C · 2 ROOM | S$2,450 | — |
| Dec 2024 | Blk 351C · 2 ROOM | S$2,700 | — |
| Nov 2024 | Blk 351C · 2 ROOM | S$2,500 | — |
| Mar 2024 | Blk 351C · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 351C · 2 ROOM | S$2,500 | — |
| Jan 2024 | Blk 351C · 2 ROOM | S$2,500 | — |
| Oct 2023 | Blk 351C · 2 ROOM | S$2,800 | — |
| Jan 2023 | Blk 351C · 2 ROOM | S$2,400 | — |
| Jun 2021 | Blk 351C · 2 ROOM | S$1,500 | — |
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 91 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 | 86 years | S$380,280 | S$419,860 | S$454,717 | S$462,669 |
| 10 years | 81 years | S$357,053 | S$435,246 | S$510,513 | S$528,526 |
| 20 years | 71 years | S$314,952 | S$468,003 | S$643,862 | S$690,100 |
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.