Blk 338D Anchorvale Cres
Project page · 99-year lease from 2018
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 338D | 01 TO 03 | 113 sqm | S$750,000 | S$6,637 psm | ×1.000 | S$6,637 psm |
| Aug 2026 | Blk 338D | 16 TO 18 | 113 sqm | S$880,000 | S$7,788 psm | ×1.000 | S$7,788 psm |
| Jul 2026 | Blk 338D | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Mar 2026 | Blk 338D | 07 TO 09 | 113 sqm | S$825,000 | S$7,301 psm | ×0.997 | S$7,279 psm |
| Feb 2026 | Blk 338D | 07 TO 09 | 113 sqm | S$840,000 | S$7,434 psm | ×0.997 | S$7,412 psm |
| Dec 2025 | Blk 338D | 07 TO 09 | 113 sqm | S$870,000 | S$7,699 psm | ×0.996 | S$7,669 psm |
How accurate is this estimate for Anchorvale Cres?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Anchorvale Cres since.
- Median error
- 3.3%
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.
5.17% gross yield
S$43,200 of rent a year against the estimate above · 0.6 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 7 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 335C | 5 ROOM | S$3,650 |
| Jun 2026 | 338A | 5 ROOM | S$2,700 |
| Mar 2026 | 336D | 5 ROOM | S$3,600 |
| Mar 2026 | 336B | 5 ROOM | S$3,300 |
| Jan 2026 | 336B | 5 ROOM | S$3,600 |
| Dec 2025 | 338A | 5 ROOM | S$3,900 |
| Dec 2025 | 335A | 5 ROOM | S$3,600 |
median of 7 HDB rental approvals for 5 ROOM on Anchorvale Cres since 2025-10.
Buying or selling at S$836,261?
Buying: Stamp duty on S$836,261 · Cash and CPF needed on S$836,261 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$836,261.
Each opens with this figure filled in; change anything there.
Primary schools near 338d Anchorvale Cres
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 · 464 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 905 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Punggol Green Primary School · 1,028 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Compassvale Primary School · 1,102 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Valour Primary School · 1,335 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Seng Kang Primary School · 1,576 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 1,616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,642 m · no 2025 Phase 2C ballot
- Punggol Cove Primary School · 1,693 m · no 2025 Phase 2C ballot
- Rivervale Primary School · 1,808 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 1,841 m · no 2025 Phase 2C ballot
- Punggol View Primary School · 1,863 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,926 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 91 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Aug 2026 | Blk 338D · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Jul 2026 | Blk 338D · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Mar 2026 | Blk 338D · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Feb 2026 | Blk 338D · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Dec 2025 | Blk 338D · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$870,000 | S$7,699 psm |
| Jul 2025 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$838,000 | S$7,416 psm |
| Feb 2024 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Jan 2024 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Aug 2023 | Blk 338D · 5 ROOM · 16 TO 18 · 3Gen · 94 years left | 120 sqm | S$778,080 | S$6,484 psm |
| Aug 2023 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Jun 2023 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Jun 2023 | Blk 338D · 5 ROOM · 04 TO 06 · 3Gen · 94 years left | 120 sqm | S$700,000 | S$5,833 psm |
| May 2023 | Blk 338D · 5 ROOM · 07 TO 09 · 3Gen · 94 years left | 120 sqm | S$745,000 | S$6,208 psm |
| Mar 2023 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Dec 2022 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$728,000 | S$6,442 psm |
| Dec 2022 | Blk 338D · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Nov 2022 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Sept 2022 | Blk 338D · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Sept 2022 | Blk 338D · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$708,000 | S$6,265 psm |
| Sept 2022 | Blk 338D · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$670,000 | S$5,929 psm |
| Aug 2022 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$753,888 | S$6,672 psm |
| Aug 2022 | Blk 338D · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$568,888 | S$6,117 psm |
| Jul 2022 | Blk 338D · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$765,000 | S$6,770 psm |
| Jul 2022 | Blk 338D · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$728,888 | S$6,450 psm |
| Jul 2022 | Blk 338D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2022 | Blk 338D · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$558,888 | S$6,010 psm |
| Jun 2022 | Blk 338D · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$700,028 | S$6,195 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 338D · 4 ROOM | S$3,550 | — |
| Aug 2025 | Blk 338D · 5 ROOM | S$3,500 | — |
| Oct 2024 | Blk 338D · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 338D · 5 ROOM | S$3,400 | — |
| Jun 2024 | Blk 338D · 5 ROOM | S$3,500 | — |
| May 2024 | Blk 338D · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 338D · 5 ROOM | S$3,600 | — |
| Feb 2024 | Blk 338D · 5 ROOM | S$3,800 | — |
| Nov 2023 | Blk 338D · 5 ROOM | S$4,000 | — |
| Jun 2023 | Blk 338D · 4 ROOM | S$3,600 | — |
| Feb 2023 | Blk 338D · 5 ROOM | S$3,800 | — |
| Jun 2022 | Blk 338D · 5 ROOM | S$3,500 | — |
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 90 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 | 85 years | S$795,034 | S$877,782 | S$950,655 | S$967,281 |
| 10 years | 80 years | S$746,474 | S$909,948 | S$1,067,306 | S$1,104,964 |
| 20 years | 70 years | S$658,456 | S$978,431 | S$1,346,092 | S$1,442,758 |
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.