Blk 123 Serangoon Nth Ave 1
Project page · 99-year lease from 1985
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 123 | 10 TO 12 | 150 sqm | S$1,110,000 | S$7,400 psm | ×1.000 | S$7,400 psm |
| Oct 2026 | Blk 125 | 10 TO 12 | 150 sqm | S$936,000 | S$6,240 psm | ×1.000 | S$6,240 psm |
| Sept 2026 | Blk 123 | 04 TO 06 | 150 sqm | S$940,000 | S$6,267 psm | ×1.000 | S$6,267 psm |
| Aug 2026 | Blk 142 | 01 TO 03 | 152 sqm | S$938,000 | S$6,171 psm | ×1.000 | S$6,171 psm |
| Jun 2026 | Blk 142 | 01 TO 03 | 146 sqm | S$970,000 | S$6,644 psm | ×1.000 | S$6,644 psm |
| May 2026 | Blk 125 | 04 TO 06 | 150 sqm | S$925,000 | S$6,167 psm | ×1.000 | S$6,167 psm |
| Jan 2026 | Blk 125 | 01 TO 03 | 150 sqm | S$888,000 | S$5,920 psm | ×0.997 | S$5,903 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.
4.87% gross yield
S$45,600 of rent a year against the estimate above · 0.37 points above flats like it
Homes like this rent for about S$3,800 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Jan 2026 | 142 | EXECUTIVE | S$3,600 |
| Oct 2025 | 148 | EXECUTIVE | S$3,900 |
| Oct 2025 | 119 | EXECUTIVE | S$3,800 |
| Oct 2025 | 125 | EXECUTIVE | S$3,800 |
median of 4 HDB rental approvals for EXECUTIVE on Serangoon Nth Ave 1 since 2025-10.
Buying or selling at S$936,000?
Buying: Stamp duty on S$936,000 · Cash and CPF needed on S$936,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$936,000.
Each opens with this figure filled in; change anything there.
Primary schools near 123 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 · 616 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 744 m · no 2025 Phase 2C ballot
1 to 2 km
- Xinmin Primary School · 1,185 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 1,314 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,429 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,819 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,879 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 1,920 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 58 years left | 150 sqm | S$1,110,000 | S$7,400 psm |
| Sept 2026 | Blk 123 · EXECUTIVE · 04 TO 06 · Maisonette · 58 years left | 150 sqm | S$940,000 | S$6,267 psm |
| May 2025 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 59 years left | 150 sqm | S$1,050,000 | S$7,000 psm |
| Dec 2024 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 150 sqm | S$980,000 | S$6,533 psm |
| Nov 2024 | Blk 123 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$970,000 | S$6,467 psm |
| Jul 2024 | Blk 123 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left | 150 sqm | S$855,000 | S$5,700 psm |
| Jun 2024 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 60 years left | 150 sqm | S$928,000 | S$6,187 psm |
| Sept 2023 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 155 sqm | S$920,000 | S$5,935 psm |
| Sept 2023 | Blk 123 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 150 sqm | S$908,000 | S$6,053 psm |
| Sept 2023 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 61 years left | 150 sqm | S$880,000 | S$5,867 psm |
| Feb 2023 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 150 sqm | S$870,000 | S$5,800 psm |
| Aug 2022 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 150 sqm | S$940,000 | S$6,267 psm |
| May 2022 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 150 sqm | S$850,000 | S$5,667 psm |
| May 2022 | Blk 123 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 150 sqm | S$750,000 | S$5,000 psm |
| Dec 2021 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 155 sqm | S$742,888 | S$4,793 psm |
| Nov 2021 | Blk 123 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left excluded: outlier | 150 sqm | S$935,000 | S$6,233 psm |
| Nov 2021 | Blk 123 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left | 155 sqm | S$760,000 | S$4,903 psm |
| Nov 2021 | Blk 123 · EXECUTIVE · 10 TO 12 · Maisonette · 63 years left | 150 sqm | S$760,000 | S$5,067 psm |
Showing 18 of 85.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 123 · EXECUTIVE | S$3,500 | — |
| Mar 2023 | Blk 123 · EXECUTIVE | S$2,800 | — |
| Aug 2022 | Blk 123 · EXECUTIVE | S$3,300 | — |
| Jan 2022 | Blk 123 · EXECUTIVE | S$2,800 | — |
| Nov 2021 | Blk 123 · EXECUTIVE | S$2,450 | — |
| Mar 2021 | Blk 123 · EXECUTIVE | S$2,200 | — |
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 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$893,502 | S$986,498 | S$1,068,397 | S$1,087,082 |
| 10 years | 47 years | S$848,494 | S$1,034,310 | S$1,213,174 | S$1,255,979 |
| 20 years | 37 years | S$745,917 | S$1,108,394 | S$1,524,891 | S$1,634,396 |
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.