Blk 205 Serangoon Ctrl
Project page · 99-year lease from 1986
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 205 | 07 TO 09 | 122 sqm | S$978,000 | S$8,016 psm | ×1.000 | S$8,016 psm |
| Jul 2026 | Blk 205 | 07 TO 09 | 122 sqm | S$925,000 | S$7,582 psm | ×1.000 | S$7,582 psm |
| Mar 2026 | Blk 205 | 01 TO 03 | 122 sqm | S$925,000 | S$7,582 psm | ×0.997 | S$7,560 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.
4.93% gross yield
S$45,600 of rent a year against the estimate above · 0.95 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 421 | 5 ROOM | S$4,300 |
| Sept 2026 | 202 | 5 ROOM | S$4,100 |
| Aug 2026 | 208 | 5 ROOM | S$3,400 |
| May 2026 | 421 | 5 ROOM | S$3,950 |
| May 2026 | 419 | 5 ROOM | S$3,950 |
| Apr 2026 | 410 | 5 ROOM | S$3,850 |
| Apr 2026 | 205 | 5 ROOM | S$3,800 |
| Apr 2026 | 419 | 5 ROOM | S$2,600 |
median of 12 HDB rental approvals for 5 ROOM on Serangoon Ctrl since 2025-10.
Buying or selling at S$925,000?
Buying: Stamp duty on S$925,000 · Cash and CPF needed on S$925,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$925,000.
Each opens with this figure filled in; change anything there.
Primary schools near 205 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 · 487 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 679 m · no 2025 Phase 2C ballot
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,148 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,204 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Gabriel's Primary School (boys) · 1,217 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,232 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Cedar Primary School · 1,854 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,890 m · no 2025 Phase 2C ballot
- Kuo Chuan Presbyterian Primary School · 1,973 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 205 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 122 sqm | S$978,000 | S$8,016 psm |
| Jul 2026 | Blk 205 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 122 sqm | S$925,000 | S$7,582 psm |
| Jul 2026 | Blk 205 · 4 ROOM · 01 TO 03 · Simplified · 59 years left excluded: outlier | 84 sqm | S$570,000 | S$6,786 psm |
| Mar 2026 | Blk 205 · 5 ROOM · 01 TO 03 · Improved · 60 years left | 122 sqm | S$925,000 | S$7,582 psm |
| Sept 2025 | Blk 205 · 4 ROOM · 07 TO 09 · Simplified · 60 years left | 84 sqm | S$715,000 | S$8,512 psm |
| Aug 2025 | Blk 205 · 4 ROOM · 10 TO 12 · Simplified · 60 years left | 84 sqm | S$720,000 | S$8,571 psm |
| Oct 2024 | Blk 205 · 5 ROOM · 04 TO 06 · Improved · 61 years left | 122 sqm | S$975,000 | S$7,992 psm |
| Oct 2024 | Blk 205 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 122 sqm | S$960,000 | S$7,869 psm |
| May 2023 | Blk 205 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$605,000 | S$7,202 psm |
| Sept 2022 | Blk 205 · 4 ROOM · 04 TO 06 · Simplified · 63 years left | 84 sqm | S$550,000 | S$6,548 psm |
| Jul 2022 | Blk 205 · 5 ROOM · 10 TO 12 · Improved · 63 years left excluded: outlier | 122 sqm | S$770,000 | S$6,311 psm |
| May 2022 | Blk 205 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 84 sqm | S$555,000 | S$6,607 psm |
Showing 12 of 45.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 205 · 4 ROOM | S$2,100 | — |
| Apr 2026 | Blk 205 · 5 ROOM | S$3,800 | — |
| Mar 2026 | Blk 205 · 4 ROOM | S$2,200 | — |
| Feb 2025 | Blk 205 · 5 ROOM | S$3,250 | — |
| Apr 2024 | Blk 205 · 4 ROOM | S$2,000 | — |
| Jan 2024 | Blk 205 · 5 ROOM | S$3,198 | — |
| Nov 2023 | Blk 205 · 4 ROOM | S$1,300 | — |
| Aug 2023 | Blk 205 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 205 · 4 ROOM | S$1,300 | — |
| Mar 2022 | Blk 205 · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 205 · 4 ROOM | S$2,150 | — |
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 58 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 | 53 years | S$883,002 | S$974,905 | S$1,055,841 | S$1,074,306 |
| 10 years | 48 years | S$838,523 | S$1,022,155 | S$1,198,917 | S$1,241,219 |
| 20 years | 38 years | S$737,151 | S$1,095,368 | S$1,506,970 | S$1,615,189 |
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.