Blk 111 Serangoon Nth Ave 1
Project page · 99-year lease from 1985
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 111 | 04 TO 06 | 91 sqm | S$525,888 | S$5,779 psm | ×1.000 | S$5,779 psm |
| Mar 2026 | Blk 111 | 04 TO 06 | 91 sqm | S$558,000 | S$6,132 psm | ×0.997 | S$6,114 psm |
| Feb 2026 | Blk 111 | 10 TO 12 | 91 sqm | S$585,000 | S$6,429 psm | ×0.997 | S$6,410 psm |
How accurate is this estimate for Serangoon Nth Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Serangoon Nth Ave 1 since.
- Median error
- 3.9%
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.
6.69% gross yield
S$37,200 of rent a year against the estimate above · 0.37 points below flats like it
Homes like this rent for about S$3,100 a month, the middle of 47 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 101 | 4 ROOM | S$3,300 |
| Aug 2026 | 101 | 4 ROOM | S$3,300 |
| Aug 2026 | 111 | 4 ROOM | S$3,200 |
| Aug 2026 | 127 | 4 ROOM | S$3,200 |
| Aug 2026 | 111 | 4 ROOM | S$3,000 |
| Aug 2026 | 116 | 4 ROOM | S$3,000 |
| Aug 2026 | 104 | 4 ROOM | S$2,800 |
| Jul 2026 | 117 | 4 ROOM | S$3,550 |
median of 47 HDB rental approvals for 4 ROOM on Serangoon Nth Ave 1 since 2025-10.
Buying or selling at S$556,354?
Buying: Stamp duty on S$556,354 · Cash and CPF needed on S$556,354 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$556,354.
Each opens with this figure filled in; change anything there.
Primary schools near 111 Serangoon Nth Ave 1
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
- Rosyth School · 523 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Xinmin Primary School · 1,324 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,368 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,424 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,874 m · no 2025 Phase 2C ballot
- Townsville Primary School · 1,972 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 91 sqm | S$525,888 | S$5,779 psm |
| Mar 2026 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$558,000 | S$6,132 psm |
| Feb 2026 | Blk 111 · 4 ROOM · 10 TO 12 · New Generation · 59 years left | 91 sqm | S$585,000 | S$6,429 psm |
| Jul 2025 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 91 sqm | S$618,000 | S$6,791 psm |
| Apr 2025 | Blk 111 · 4 ROOM · 07 TO 09 · New Generation · 59 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Aug 2024 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 60 years left | 91 sqm | S$535,000 | S$5,879 psm |
| Jul 2024 | Blk 111 · 4 ROOM · 13 TO 15 · New Generation · 60 years left | 91 sqm | S$550,000 | S$6,044 psm |
| May 2024 | Blk 111 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 91 sqm | S$535,000 | S$5,879 psm |
| Mar 2024 | Blk 111 · 4 ROOM · 10 TO 12 · New Generation · 61 years left | 91 sqm | S$539,000 | S$5,923 psm |
| Dec 2023 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 61 years left | 91 sqm | S$516,000 | S$5,670 psm |
| Nov 2023 | Blk 111 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 91 sqm | S$450,000 | S$4,945 psm |
| Jan 2023 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 91 sqm | S$488,000 | S$5,363 psm |
| Jan 2023 | Blk 111 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 91 sqm | S$475,000 | S$5,220 psm |
| Oct 2022 | Blk 111 · 4 ROOM · 13 TO 15 · New Generation · 62 years left | 93 sqm | S$465,000 | S$5,000 psm |
| May 2022 | Blk 111 · 4 ROOM · 10 TO 12 · New Generation · 62 years left | 91 sqm | S$432,500 | S$4,753 psm |
| Mar 2022 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 91 sqm | S$428,888 | S$4,713 psm |
| Jan 2022 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 93 sqm | S$435,000 | S$4,677 psm |
| Dec 2021 | Blk 111 · 4 ROOM · 04 TO 06 · New Generation · 63 years left | 93 sqm | S$428,888 | S$4,612 psm |
Showing 18 of 81.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 111 · 4 ROOM | S$3,200 | — |
| Aug 2026 | Blk 111 · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 111 · 4 ROOM | S$3,200 | — |
| Mar 2026 | Blk 111 · 4 ROOM | S$3,350 | — |
| Sept 2025 | Blk 111 · 4 ROOM | S$2,800 | — |
| Aug 2025 | Blk 111 · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 111 · 4 ROOM | S$3,000 | — |
| Feb 2025 | Blk 111 · 4 ROOM | S$3,700 | — |
| Dec 2024 | Blk 111 · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 111 · 4 ROOM | S$3,500 | — |
| Oct 2024 | Blk 111 · 4 ROOM | S$3,200 | — |
| May 2024 | Blk 111 · 4 ROOM | S$3,700 | — |
| May 2024 | Blk 111 · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 111 · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 111 · 4 ROOM | S$3,700 | — |
| Jul 2023 | Blk 111 · 4 ROOM | S$3,000 | — |
| May 2023 | Blk 111 · 4 ROOM | S$3,500 | — |
| Apr 2023 | Blk 111 · 4 ROOM | S$3,200 | — |
| Mar 2023 | Blk 111 · 4 ROOM | S$3,900 | — |
| Jul 2022 | Blk 111 · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 111 · 4 ROOM | S$3,100 | — |
| May 2022 | Blk 111 · 4 ROOM | S$2,000 | — |
| Apr 2022 | Blk 111 · 4 ROOM | S$2,900 | — |
| Aug 2021 | Blk 111 · 4 ROOM | S$2,650 | — |
| Jul 2021 | Blk 111 · 4 ROOM | S$2,300 | — |
| Jun 2021 | Blk 111 · 4 ROOM | S$1,800 | — |
| May 2021 | Blk 111 · 4 ROOM | S$2,200 | — |
| Apr 2021 | Blk 111 · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 111 · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 111 · 4 ROOM | S$2,750 | — |
| Jan 2021 | Blk 111 · 4 ROOM | S$2,100 | — |
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 57 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 | 52 years | S$531,093 | S$586,370 | S$635,050 | S$646,156 |
| 10 years | 47 years | S$504,341 | S$614,789 | S$721,105 | S$746,548 |
| 20 years | 37 years | S$443,370 | S$658,824 | S$906,388 | S$971,477 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.