Blk 208 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.
6.50% gross yield
S$44,400 of rent a year against the estimate above · 0.56 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$682,707?
Buying: Stamp duty on S$682,707 · Cash and CPF needed on S$682,707 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$682,707.
Each opens with this figure filled in; change anything there.
Primary schools near 208 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
- Zhonghua Primary School · 576 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 620 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- CHIJ Our Lady of Good Counsel (girls) · 1,108 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,233 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,295 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,322 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinghua Primary School · 1,819 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,995 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 208 · 5 ROOM · 04 TO 06 · Improved · 59 years left | 122 sqm | S$938,000 | S$7,689 psm |
| Oct 2025 | Blk 208 · 4 ROOM · 07 TO 09 · Simplified · 59 years left | 83 sqm | S$735,000 | S$8,855 psm |
| Jan 2025 | Blk 208 · 4 ROOM · 04 TO 06 · Simplified · 60 years left | 83 sqm | S$638,000 | S$7,687 psm |
| Jun 2024 | Blk 208 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 83 sqm | S$575,000 | S$6,928 psm |
| Apr 2024 | Blk 208 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 83 sqm | S$570,000 | S$6,867 psm |
| Dec 2023 | Blk 208 · 4 ROOM · 07 TO 09 · Simplified · 61 years left | 83 sqm | S$618,888 | S$7,456 psm |
| Jan 2023 | Blk 208 · 5 ROOM · 01 TO 03 · Improved · 62 years left excluded: outlier | 125 sqm | S$695,000 | S$5,560 psm |
Showing 7 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 208 · 5 ROOM | S$3,400 | — |
| Mar 2026 | Blk 208 · 5 ROOM | S$3,600 | — |
| Dec 2025 | Blk 208 · 4 ROOM | S$3,600 | — |
| Oct 2025 | Blk 208 · 5 ROOM | S$2,500 | — |
| Feb 2025 | Blk 208 · 4 ROOM | S$3,250 | — |
| Nov 2024 | Blk 208 · 5 ROOM | S$3,650 | — |
| Aug 2024 | Blk 208 · 4 ROOM | S$3,400 | — |
| Aug 2024 | Blk 208 · 5 ROOM | S$3,400 | — |
| May 2024 | Blk 208 · 4 ROOM | S$2,900 | — |
| Apr 2024 | Blk 208 · 5 ROOM | S$2,800 | — |
| Dec 2023 | Blk 208 · 4 ROOM | S$3,600 | — |
| Nov 2023 | Blk 208 · 4 ROOM | S$3,100 | — |
| Oct 2023 | Blk 208 · 5 ROOM | S$2,500 | — |
| Jan 2023 | Blk 208 · 4 ROOM | S$2,650 | — |
| Aug 2022 | Blk 208 · 5 ROOM | S$2,500 | — |
| Mar 2022 | Blk 208 · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 208 · 5 ROOM | S$2,400 | — |
| Nov 2021 | Blk 208 · 5 ROOM | S$2,750 | — |
| Nov 2021 | Blk 208 · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 208 · 5 ROOM | S$2,500 | — |
| Jan 2021 | Blk 208 · 4 ROOM | S$2,470 | — |
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$651,709 | S$719,539 | S$779,275 | S$792,904 |
| 10 years | 47 years | S$618,881 | S$754,412 | S$884,873 | S$916,095 |
| 20 years | 37 years | S$544,063 | S$808,448 | S$1,112,236 | S$1,192,108 |
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.