Blk 204 Serangoon Ctrl
Project page · 99-year lease from 1985
Based on 6 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 207 | 04 TO 06 | 83 sqm | S$672,888 | S$8,107 psm | ×1.000 | S$8,107 psm |
| Sept 2026 | Blk 420 | 07 TO 09 | 93 sqm | S$755,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| Aug 2026 | Blk 415 | 04 TO 06 | 94 sqm | S$835,000 | S$8,883 psm | ×1.000 | S$8,883 psm |
| Jul 2026 | Blk 206 | 07 TO 09 | 84 sqm | S$700,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Mar 2026 | Blk 206 | 01 TO 03 | 84 sqm | S$661,888 | S$7,880 psm | ×0.997 | S$7,856 psm |
| Jan 2026 | Blk 204 | 10 TO 12 | 84 sqm | S$702,000 | S$8,357 psm | ×0.997 | S$8,332 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.
6.43% gross yield
S$44,400 of rent a year against the estimate above · 0.63 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 54 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 | 201 | 4 ROOM | S$4,500 |
| Sept 2026 | 413 | 4 ROOM | S$4,000 |
| Sept 2026 | 416 | 4 ROOM | S$3,900 |
| Sept 2026 | 421 | 4 ROOM | S$3,300 |
| Sept 2026 | 205 | 4 ROOM | S$2,100 |
| Aug 2026 | 411 | 4 ROOM | S$4,000 |
| Aug 2026 | 206 | 4 ROOM | S$3,600 |
| Aug 2026 | 206 | 4 ROOM | S$3,500 |
median of 54 HDB rental approvals for 4 ROOM on Serangoon Ctrl since 2025-10.
Buying or selling at S$690,932?
Buying: Stamp duty on S$690,932 · Cash and CPF needed on S$690,932 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,932.
Each opens with this figure filled in; change anything there.
Primary schools near 204 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
- Yangzheng Primary School · 448 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 705 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,152 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,190 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,243 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Cedar Primary School · 1,819 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,918 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Kuo Chuan Presbyterian Primary School · 1,951 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 204 · 4 ROOM · 01 TO 03 · Simplified · 58 years left excluded: outlier | 84 sqm | S$580,000 | S$6,905 psm |
| May 2026 | Blk 204 · 3 ROOM · 07 TO 09 · Simplified · 59 years left | 64 sqm | S$505,000 | S$7,891 psm |
| Feb 2026 | Blk 204 · 3 ROOM · 07 TO 09 · Simplified · 59 years left | 64 sqm | S$560,000 | S$8,750 psm |
| Feb 2026 | Blk 204 · 3 ROOM · 04 TO 06 · Simplified · 59 years left | 64 sqm | S$515,000 | S$8,047 psm |
| Jan 2026 | Blk 204 · 4 ROOM · 10 TO 12 · Simplified · 59 years left | 84 sqm | S$702,000 | S$8,357 psm |
| Apr 2025 | Blk 204 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 89 sqm | S$670,000 | S$7,528 psm |
| Jan 2025 | Blk 204 · 4 ROOM · 01 TO 03 · Simplified · 60 years left | 89 sqm | S$665,000 | S$7,472 psm |
| Jan 2024 | Blk 204 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 84 sqm | S$642,000 | S$7,643 psm |
| Sept 2023 | Blk 204 · 4 ROOM · 04 TO 06 · Simplified · 61 years left | 84 sqm | S$640,000 | S$7,619 psm |
| Jul 2023 | Blk 204 · 4 ROOM · 10 TO 12 · Simplified · 61 years left | 89 sqm | S$720,000 | S$8,090 psm |
| Dec 2022 | Blk 204 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$510,000 | S$6,071 psm |
| Nov 2022 | Blk 204 · 3 ROOM · 01 TO 03 · Simplified · 62 years left excluded: outlier | 64 sqm | S$364,000 | S$5,688 psm |
| Oct 2022 | Blk 204 · 3 ROOM · 07 TO 09 · Simplified · 62 years left | 64 sqm | S$440,000 | S$6,875 psm |
| Feb 2022 | Blk 204 · 4 ROOM · 07 TO 09 · Simplified · 63 years left | 84 sqm | S$568,000 | S$6,762 psm |
Showing 14 of 58.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 204 · 3 ROOM | S$2,800 | — |
| Apr 2026 | Blk 204 · 3 ROOM | S$2,500 | — |
| Mar 2026 | Blk 204 · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 204 · 3 ROOM | S$2,800 | — |
| Sept 2025 | Blk 204 · 3 ROOM | S$1,400 | — |
| Jul 2025 | Blk 204 · 3 ROOM | S$2,600 | — |
| May 2025 | Blk 204 · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 204 · 3 ROOM | S$3,000 | — |
| Feb 2025 | Blk 204 · 3 ROOM | S$3,100 | — |
| Dec 2024 | Blk 204 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 204 · 3 ROOM | S$3,400 | — |
| Sept 2024 | Blk 204 · 3 ROOM | S$1,400 | — |
| Jun 2024 | Blk 204 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 204 · 3 ROOM | S$3,100 | — |
| Mar 2024 | Blk 204 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 204 · 3 ROOM | S$3,100 | — |
| Sept 2023 | Blk 204 · 4 ROOM | S$1,800 | — |
| Jul 2023 | Blk 204 · 3 ROOM | S$2,600 | — |
| May 2023 | Blk 204 · 4 ROOM | S$3,800 | — |
| May 2023 | Blk 204 · 3 ROOM | S$3,200 | — |
| Apr 2023 | Blk 204 · 3 ROOM | S$3,500 | — |
| Mar 2023 | Blk 204 · 3 ROOM | S$3,200 | — |
| Jan 2023 | Blk 204 · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 204 · 3 ROOM | S$2,500 | — |
| Sept 2022 | Blk 204 · 3 ROOM | S$1,400 | — |
| Aug 2022 | Blk 204 · 4 ROOM | S$2,850 | — |
| Jul 2022 | Blk 204 · 3 ROOM | S$2,200 | — |
| Jul 2022 | Blk 204 · 3 ROOM | S$1,950 | — |
| May 2022 | Blk 204 · 3 ROOM | S$1,800 | — |
| Mar 2022 | Blk 204 · 3 ROOM | S$2,500 | — |
| Jan 2022 | Blk 204 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 204 · 3 ROOM | S$2,350 | — |
| Dec 2021 | Blk 204 · 4 ROOM | S$2,200 | — |
| Oct 2021 | Blk 204 · 4 ROOM | S$2,850 | — |
| Aug 2021 | Blk 204 · 3 ROOM | S$1,400 | — |
| May 2021 | Blk 204 · 3 ROOM | S$2,500 | — |
| May 2021 | Blk 204 · 3 ROOM | S$1,900 | — |
| Feb 2021 | Blk 204 · 3 ROOM | S$2,300 | — |
| Jan 2021 | Blk 204 · 3 ROOM | S$2,000 | — |
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$659,561 | S$728,208 | S$788,664 | S$802,457 |
| 10 years | 47 years | S$626,337 | S$763,502 | S$895,535 | S$927,132 |
| 20 years | 37 years | S$550,617 | S$818,189 | S$1,125,636 | S$1,206,471 |
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.