homequant
HDB · 550138

Blk 138 Serangoon Nth Ave 2

Project page · 99-year lease from 1989

Indicative value range
S$950,470 – S$1,047,959
Indicative mid S$987,059 · S$6,761 psm

Based on 109 sales in projects within 1 km, last 24 months. Search widened 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 123 · 536 m10 TO 12150 sqmS$1,110,000S$7,400 psm×1.000S$7,400 psm
Oct 2026Blk 125 · 536 m10 TO 12150 sqmS$936,000S$6,240 psm×1.000S$6,240 psm
Oct 2026Blk 539 · 511 m04 TO 06147 sqmS$990,000S$6,735 psm×1.000S$6,735 psm
Oct 2026Blk 542 · 511 m07 TO 09147 sqmS$1,120,000S$7,619 psm×1.000S$7,619 psm
Sept 2026Blk 615 · 813 m04 TO 06149 sqmS$960,000S$6,443 psm×1.000S$6,443 psm
Sept 2026Blk 628 · 813 m04 TO 06148 sqmS$938,000S$6,338 psm×1.000S$6,338 psm
Sept 2026Blk 446 · 813 m01 TO 03150 sqmS$945,000S$6,300 psm×1.000S$6,300 psm
Sept 2026Blk 940 · 854 m13 TO 15143 sqmS$990,000S$6,923 psm×1.000S$6,923 psm
Sept 2026Blk 123 · 536 m04 TO 06150 sqmS$940,000S$6,267 psm×1.000S$6,267 psm
Sept 2026Blk 519 · 511 m07 TO 09147 sqmS$1,081,000S$7,354 psm×1.000S$7,354 psm
Sept 2026Blk 542 · 511 m01 TO 03149 sqmS$970,000S$6,510 psm×1.000S$6,510 psm
Sept 2026Blk 506 · 511 m10 TO 12145 sqmS$1,160,000S$8,000 psm×1.000S$8,000 psm
Sept 2026Blk 535 · 511 m04 TO 06149 sqmS$1,088,000S$7,302 psm×1.000S$7,302 psm
Sept 2026Blk 542 · 511 m01 TO 03149 sqmS$1,105,000S$7,416 psm×1.000S$7,416 psm
Sept 2026Blk 526 · 511 m04 TO 06147 sqmS$1,140,000S$7,755 psm×1.000S$7,755 psm
Aug 2026Blk 633 · 813 m07 TO 09148 sqmS$1,070,000S$7,230 psm×1.000S$7,230 psm
Aug 2026Blk 651 · 813 m01 TO 03146 sqmS$948,000S$6,493 psm×1.000S$6,493 psm
Aug 2026Blk 142 · 536 m01 TO 03152 sqmS$938,000S$6,171 psm×1.000S$6,171 psm
Jul 2026Blk 640 · 813 m01 TO 03154 sqmS$918,000S$5,961 psm×1.000S$5,961 psm
Jul 2026Blk 634 · 813 m10 TO 12148 sqmS$1,000,000S$6,757 psm×1.000S$6,757 psm
Jul 2026Blk 539 · 511 m04 TO 06147 sqmS$1,025,000S$6,973 psm×1.000S$6,973 psm
Jul 2026Blk 520 · 511 m07 TO 09147 sqmS$1,100,000S$7,483 psm×1.000S$7,483 psm
Jul 2026Blk 520 · 511 m04 TO 06147 sqmS$1,030,000S$7,007 psm×1.000S$7,007 psm
Jul 2026Blk 506A · 511 m13 TO 15146 sqmS$1,130,000S$7,740 psm×1.000S$7,740 psm
Jun 2026Blk 142 · 536 m01 TO 03146 sqmS$970,000S$6,644 psm×1.000S$6,644 psm
May 2026Blk 622 · 813 m01 TO 03148 sqmS$865,000S$5,845 psm×1.000S$5,845 psm
May 2026Blk 633 · 813 m01 TO 03154 sqmS$950,000S$6,169 psm×1.000S$6,169 psm
May 2026Blk 628 · 813 m04 TO 06148 sqmS$990,000S$6,689 psm×1.000S$6,689 psm
May 2026Blk 615 · 813 m10 TO 12155 sqmS$1,008,888S$6,509 psm×1.000S$6,509 psm
May 2026Blk 125 · 536 m04 TO 06150 sqmS$925,000S$6,167 psm×1.000S$6,167 psm
Apr 2026Blk 446 · 813 m04 TO 06146 sqmS$1,000,000S$6,849 psm×1.000S$6,849 psm
Apr 2026Blk 526 · 511 m10 TO 12147 sqmS$1,120,000S$7,619 psm×1.000S$7,619 psm
Mar 2026Blk 940 · 854 m04 TO 06143 sqmS$920,000S$6,434 psm×0.997S$6,415 psm
Mar 2026Blk 535 · 511 m04 TO 06149 sqmS$980,000S$6,577 psm×0.997S$6,558 psm
Mar 2026Blk 519 · 511 m07 TO 09147 sqmS$1,168,168S$7,947 psm×0.997S$7,923 psm
Mar 2026Blk 542 · 511 m01 TO 03147 sqmS$1,010,000S$6,871 psm×0.997S$6,850 psm
Mar 2026Blk 542 · 511 m04 TO 06149 sqmS$1,040,000S$6,980 psm×0.997S$6,959 psm
Jan 2026Blk 633 · 813 m07 TO 09148 sqmS$1,050,000S$7,095 psm×0.997S$7,074 psm
Jan 2026Blk 654 · 813 m01 TO 03146 sqmS$920,000S$6,301 psm×0.997S$6,283 psm
Jan 2026Blk 615 · 813 m10 TO 12149 sqmS$980,000S$6,577 psm×0.997S$6,558 psm
Jan 2026Blk 615 · 813 m10 TO 12142 sqmS$1,000,000S$7,042 psm×0.997S$7,021 psm
Jan 2026Blk 125 · 536 m01 TO 03150 sqmS$888,000S$5,920 psm×0.997S$5,903 psm
Jan 2026Blk 537 · 511 m04 TO 06149 sqmS$1,145,000S$7,685 psm×0.997S$7,662 psm
Jan 2026Blk 506 · 511 m13 TO 15149 sqmS$1,130,000S$7,584 psm×0.997S$7,562 psm
Jan 2026Blk 519 · 511 m01 TO 03147 sqmS$1,005,000S$6,837 psm×0.997S$6,817 psm
Jan 2026Blk 543 · 593 m10 TO 12139 sqmS$1,050,000S$7,554 psm×0.997S$7,532 psm
Dec 2025Blk 940 · 854 m10 TO 12141 sqmS$930,000S$6,596 psm×0.996S$6,570 psm
Dec 2025Blk 520 · 511 m07 TO 09147 sqmS$1,080,000S$7,347 psm×0.996S$7,318 psm
Nov 2025Blk 628 · 813 m04 TO 06148 sqmS$988,000S$6,676 psm×0.996S$6,649 psm
Nov 2025Blk 446 · 813 m04 TO 06146 sqmS$980,000S$6,712 psm×0.996S$6,686 psm
Nov 2025Blk 633 · 813 m01 TO 03151 sqmS$909,940S$6,026 psm×0.996S$6,002 psm
Nov 2025Blk 539 · 511 m04 TO 06147 sqmS$975,888S$6,639 psm×0.996S$6,613 psm
Oct 2025Blk 525 · 511 m04 TO 06147 sqmS$1,000,000S$6,803 psm×0.996S$6,776 psm
Oct 2025Blk 544 · 593 m07 TO 09140 sqmS$1,080,888S$7,721 psm×0.996S$7,690 psm
Oct 2025Blk 544 · 593 m01 TO 03144 sqmS$960,000S$6,667 psm×0.996S$6,640 psm
Sept 2025Blk 446 · 813 m10 TO 12148 sqmS$1,100,000S$7,432 psm×0.996S$7,400 psm
Sept 2025Blk 535 · 511 m01 TO 03147 sqmS$983,888S$6,693 psm×0.996S$6,664 psm
Sept 2025Blk 535 · 511 m04 TO 06152 sqmS$1,050,000S$6,908 psm×0.996S$6,877 psm
Aug 2025Blk 628 · 813 m07 TO 09148 sqmS$994,000S$6,716 psm×0.996S$6,687 psm
Aug 2025Blk 125 · 536 m10 TO 12155 sqmS$975,000S$6,290 psm×0.996S$6,263 psm
Aug 2025Blk 539 · 511 m01 TO 03147 sqmS$992,888S$6,754 psm×0.996S$6,725 psm
Aug 2025Blk 537 · 511 m10 TO 12149 sqmS$1,097,000S$7,362 psm×0.996S$7,330 psm
Aug 2025Blk 537 · 511 m04 TO 06147 sqmS$1,065,000S$7,245 psm×0.996S$7,213 psm
Aug 2025Blk 13801 TO 03146 sqmS$985,000S$6,747 psm×0.996S$6,717 psm
Jul 2025Blk 633 · 813 m04 TO 06148 sqmS$980,000S$6,622 psm×0.996S$6,592 psm
Jul 2025Blk 646 · 813 m01 TO 03151 sqmS$990,000S$6,556 psm×0.996S$6,527 psm
Jul 2025Blk 615 · 813 m01 TO 03149 sqmS$888,888S$5,966 psm×0.996S$5,939 psm
Jul 2025Blk 142 · 536 m01 TO 03151 sqmS$1,058,000S$7,007 psm×0.996S$6,976 psm
Jul 2025Blk 537 · 511 m07 TO 09147 sqmS$1,048,888S$7,135 psm×0.996S$7,104 psm
Jul 2025Blk 526 · 511 m04 TO 06148 sqmS$1,083,000S$7,318 psm×0.996S$7,285 psm
Jul 2025Blk 506B · 511 m01 TO 03146 sqmS$970,000S$6,644 psm×0.996S$6,614 psm
Jun 2025Blk 633 · 813 m04 TO 06148 sqmS$938,888S$6,344 psm×1.000S$6,341 psm
Jun 2025Blk 441 · 813 m01 TO 03146 sqmS$1,000,000S$6,849 psm×1.000S$6,846 psm
Jun 2025Blk 628 · 813 m04 TO 06148 sqmS$980,000S$6,622 psm×1.000S$6,618 psm
Jun 2025Blk 633 · 813 m01 TO 03148 sqmS$850,000S$5,743 psm×1.000S$5,740 psm
Jun 2025Blk 527 · 511 m07 TO 09146 sqmS$1,135,000S$7,774 psm×1.000S$7,770 psm
May 2025Blk 621 · 813 m01 TO 03155 sqmS$950,000S$6,129 psm×1.000S$6,126 psm
May 2025Blk 634 · 813 m10 TO 12148 sqmS$988,888S$6,682 psm×1.000S$6,678 psm
May 2025Blk 123 · 536 m10 TO 12150 sqmS$1,050,000S$7,000 psm×1.000S$6,997 psm
May 2025Blk 506 · 511 m07 TO 09146 sqmS$1,000,888S$6,855 psm×1.000S$6,852 psm
May 2025Blk 520 · 511 m04 TO 06147 sqmS$1,058,000S$7,197 psm×1.000S$7,194 psm
May 2025Blk 525 · 511 m07 TO 09147 sqmS$1,038,888S$7,067 psm×1.000S$7,064 psm
Apr 2025Blk 634 · 813 m10 TO 12148 sqmS$978,000S$6,608 psm×1.000S$6,605 psm
Apr 2025Blk 125 · 536 m04 TO 06148 sqmS$880,000S$5,946 psm×1.000S$5,943 psm
Apr 2025Blk 148 · 536 m04 TO 06144 sqmS$978,000S$6,792 psm×1.000S$6,788 psm
Apr 2025Blk 537 · 511 m04 TO 06147 sqmS$1,053,000S$7,163 psm×1.000S$7,160 psm
Apr 2025Blk 525 · 511 m01 TO 03150 sqmS$1,050,000S$7,000 psm×1.000S$6,997 psm
Mar 2025Blk 506B · 511 m01 TO 03146 sqmS$900,000S$6,164 psm×1.009S$6,220 psm
Mar 2025Blk 542 · 511 m10 TO 12147 sqmS$1,020,888S$6,945 psm×1.009S$7,007 psm
Feb 2025Blk 634 · 813 m04 TO 06140 sqmS$908,000S$6,486 psm×1.009S$6,544 psm
Feb 2025Blk 545 · 813 m01 TO 03155 sqmS$935,000S$6,032 psm×1.009S$6,086 psm
Feb 2025Blk 628 · 813 m07 TO 09147 sqmS$985,000S$6,701 psm×1.009S$6,761 psm
Feb 2025Blk 640 · 813 m01 TO 03148 sqmS$1,010,000S$6,824 psm×1.009S$6,885 psm
Feb 2025Blk 520 · 511 m07 TO 09149 sqmS$1,060,000S$7,114 psm×1.009S$7,178 psm
Feb 2025Blk 537 · 511 m01 TO 03147 sqmS$975,000S$6,633 psm×1.009S$6,692 psm
Feb 2025Blk 539 · 511 m07 TO 09149 sqmS$1,100,000S$7,383 psm×1.009S$7,449 psm
Feb 2025Blk 506A · 511 m13 TO 15146 sqmS$1,130,000S$7,740 psm×1.009S$7,809 psm
Jan 2025Blk 506B · 511 m04 TO 06146 sqmS$1,020,000S$6,986 psm×1.009S$7,049 psm
Jan 2025Blk 526 · 511 m13 TO 15147 sqmS$1,020,000S$6,939 psm×1.009S$7,001 psm
Dec 2024Blk 628 · 813 m01 TO 03148 sqmS$900,000S$6,081 psm×1.025S$6,232 psm
Dec 2024Blk 148 · 536 m01 TO 03146 sqmS$952,888S$6,527 psm×1.025S$6,688 psm
Dec 2024Blk 123 · 536 m10 TO 12150 sqmS$980,000S$6,533 psm×1.025S$6,695 psm
Dec 2024Blk 537 · 511 m04 TO 06149 sqmS$1,080,000S$7,248 psm×1.025S$7,428 psm
Nov 2024Blk 634 · 813 m07 TO 09148 sqmS$923,888S$6,242 psm×1.025S$6,397 psm
Nov 2024Blk 638 · 813 m01 TO 03153 sqmS$958,000S$6,261 psm×1.025S$6,416 psm
Nov 2024Blk 628 · 813 m04 TO 06144 sqmS$958,888S$6,659 psm×1.025S$6,824 psm
Nov 2024Blk 446 · 813 m10 TO 12148 sqmS$1,040,000S$7,027 psm×1.025S$7,201 psm
Nov 2024Blk 123 · 536 m04 TO 06150 sqmS$970,000S$6,467 psm×1.025S$6,627 psm
Nov 2024Blk 537 · 511 m01 TO 03147 sqmS$970,000S$6,599 psm×1.025S$6,762 psm

How accurate is this estimate for Serangoon Nth Ave 2?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 9 sales in Serangoon Nth Ave 2 since.

Median error
1.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 9 sales, so read the figure as a hint, not a verdict.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

4.68% gross yield

S$46,200 of rent a year against the estimate above · 0.02 points below flats like it

Homes like this rent for about S$3,850 a month, the middle of 50 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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.

Buying or selling at S$987,059?

Buying: Stamp duty on S$987,059 · Cash and CPF needed on S$987,059 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$987,059.

Each opens with this figure filled in; change anything there.

Primary schools near 138 Serangoon Nth Ave 2

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2025
Blk 138 · EXECUTIVE · 01 TO 03 · Maisonette · 63 years left
146 sqmS$985,000S$6,747 psm
May 2024
Blk 138 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left
145 sqmS$808,000S$5,572 psm
See more

Showing 2 of 7.

Sale prices as filed in caveats.

Where the lease takes this

About 61 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$952,310S$1,051,427S$1,138,716S$1,158,631
10 years51 yearsS$909,072S$1,108,153S$1,299,787S$1,345,648
20 years41 yearsS$812,990S$1,208,061S$1,662,009S$1,781,362

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.