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HDB · 550202

Blk 202 Serangoon Ctrl

Project page · 99-year lease from 1985

Indicative value range
S$932,645 – S$989,239
Indicative mid S$978,000 · S$8,016 psm

Based on 13 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 20507 TO 09122 sqmS$978,000S$8,016 psm×1.000S$8,016 psm
Jul 2026Blk 42001 TO 03121 sqmS$930,000S$7,686 psm×1.000S$7,686 psm
Jul 2026Blk 41201 TO 03121 sqmS$845,000S$6,983 psm×1.000S$6,983 psm
Jul 2026Blk 20507 TO 09122 sqmS$925,000S$7,582 psm×1.000S$7,582 psm
Jul 2026Blk 42201 TO 03121 sqmS$925,000S$7,645 psm×1.000S$7,645 psm
Jul 2026Blk 42010 TO 12121 sqmS$1,030,000S$8,512 psm×1.000S$8,512 psm
Jun 2026Blk 20804 TO 06122 sqmS$938,000S$7,689 psm×1.000S$7,689 psm
Apr 2026Blk 42007 TO 09121 sqmS$980,000S$8,099 psm×1.000S$8,099 psm
Mar 2026Blk 20501 TO 03122 sqmS$925,000S$7,582 psm×0.997S$7,560 psm
Feb 2026Blk 40910 TO 12121 sqmS$1,010,000S$8,347 psm×0.997S$8,322 psm
Feb 2026Blk 42201 TO 03121 sqmS$1,050,000S$8,678 psm×0.997S$8,652 psm
Feb 2026Blk 42204 TO 06121 sqmS$980,000S$8,099 psm×0.997S$8,075 psm
Nov 2025Blk 41204 TO 06121 sqmS$985,000S$8,141 psm×0.996S$8,109 psm

How accurate is this estimate for Serangoon Ctrl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Serangoon Ctrl since.

Median error
3.7%

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.

4.66% gross yield

S$45,600 of rent a year against the estimate above · 1.22 points below flats like it

Homes like this rent for about S$3,800 a month, the middle of 12 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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

ApprovedBlockFlatRent a month
Sept 20264215 ROOMS$4,300
Sept 20262025 ROOMS$4,100
Aug 20262085 ROOMS$3,400
May 20264215 ROOMS$3,950
May 20264195 ROOMS$3,950
Apr 20264105 ROOMS$3,850
Apr 20262055 ROOMS$3,800
Apr 20264195 ROOMS$2,600

median of 12 HDB rental approvals for 5 ROOM on Serangoon Ctrl since 2025-10.

Buying or selling at S$978,000?

Buying: Stamp duty on S$978,000 · Cash and CPF needed on S$978,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$978,000.

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

Primary schools near 202 Serangoon Ctrl

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
Apr 2025
Blk 202 · 4 ROOM · 04 TO 06 · Simplified · 60 years left
84 sqmS$720,000S$8,571 psm
Jan 2024
Blk 202 · 5 ROOM · 07 TO 09 · Improved · 61 years left
122 sqmS$890,000S$7,295 psm
Jan 2024
Blk 202 · 5 ROOM · 10 TO 12 · Improved · 61 years left
122 sqmS$880,000S$7,213 psm
Sept 2022
Blk 202 · 4 ROOM · 04 TO 06 · Simplified · 62 years left
84 sqmS$608,000S$7,238 psm
Jul 2022
Blk 202 · 5 ROOM · 01 TO 03 · Improved · 63 years left
122 sqmS$880,000S$7,213 psm
See more

Showing 5 of 29.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$933,594S$1,030,764S$1,116,337S$1,135,860
10 years47 yearsS$886,567S$1,080,721S$1,267,610S$1,312,336
20 years37 yearsS$779,387S$1,158,129S$1,593,314S$1,707,734

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.