Blk 221 Serangoon Ave 4
Project page · 99-year lease from 1984
Based on 15 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 223 | 04 TO 06 | 67 sqm | S$465,000 | S$6,940 psm | ×1.000 | S$6,940 psm |
| Aug 2026 | Blk 230 | 04 TO 06 | 71 sqm | S$453,888 | S$6,393 psm | ×1.000 | S$6,393 psm |
| Jul 2026 | Blk 221 | 10 TO 12 | 67 sqm | S$490,000 | S$7,313 psm | ×1.000 | S$7,313 psm |
| Jul 2026 | Blk 230 | 04 TO 06 | 67 sqm | S$470,000 | S$7,015 psm | ×1.000 | S$7,015 psm |
| Jun 2026 | Blk 215 | 01 TO 03 | 67 sqm | S$518,000 | S$7,731 psm | ×1.000 | S$7,731 psm |
| Jun 2026 | Blk 215 | 07 TO 09 | 67 sqm | S$520,000 | S$7,761 psm | ×1.000 | S$7,761 psm |
| Jun 2026 | Blk 223 | 01 TO 03 | 72 sqm | S$468,000 | S$6,500 psm | ×1.000 | S$6,500 psm |
| May 2026 | Blk 227 | 10 TO 12 | 67 sqm | S$530,000 | S$7,910 psm | ×1.000 | S$7,910 psm |
| May 2026 | Blk 223 | 04 TO 06 | 67 sqm | S$445,000 | S$6,642 psm | ×1.000 | S$6,642 psm |
| May 2026 | Blk 222 | 07 TO 09 | 67 sqm | S$480,000 | S$7,164 psm | ×1.000 | S$7,164 psm |
| Apr 2026 | Blk 218 | 10 TO 12 | 67 sqm | S$455,000 | S$6,791 psm | ×1.000 | S$6,791 psm |
| Feb 2026 | Blk 220 | 04 TO 06 | 67 sqm | S$433,000 | S$6,463 psm | ×0.997 | S$6,444 psm |
| Jan 2026 | Blk 221 | 07 TO 09 | 67 sqm | S$496,888 | S$7,416 psm | ×0.997 | S$7,394 psm |
| Jan 2026 | Blk 227 | 04 TO 06 | 67 sqm | S$525,000 | S$7,836 psm | ×0.997 | S$7,813 psm |
| Nov 2025 | Blk 215 | 07 TO 09 | 67 sqm | S$490,000 | S$7,313 psm | ×0.996 | S$7,285 psm |
How accurate is this estimate for Serangoon Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 43 sales in Serangoon Ave 4 since.
- Median error
- 4.9%
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.
7.00% gross yield
S$33,600 of rent a year against the estimate above · 0.81 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 46 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 217 | 3 ROOM | S$3,000 |
| Sept 2026 | 230 | 3 ROOM | S$2,800 |
| Sept 2026 | 220 | 3 ROOM | S$2,350 |
| Aug 2026 | 221 | 3 ROOM | S$3,250 |
| Aug 2026 | 230 | 3 ROOM | S$3,200 |
| Aug 2026 | 222 | 3 ROOM | S$3,000 |
| Aug 2026 | 217 | 3 ROOM | S$2,900 |
| Aug 2026 | 227 | 3 ROOM | S$2,800 |
median of 46 HDB rental approvals for 3 ROOM on Serangoon Ave 4 since 2025-10.
Buying or selling at S$480,000?
Buying: Stamp duty on S$480,000 · Cash and CPF needed on S$480,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$480,000.
Each opens with this figure filled in; change anything there.
Primary schools near 221 Serangoon Ave 4
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 · 45 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 807 m · no 2025 Phase 2C ballot
1 to 2 km
- Yangzheng Primary School · 1,059 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Gabriel's Primary School (boys) · 1,445 m · no 2025 Phase 2C ballot
- Rosyth School · 1,480 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,659 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Xinmin Primary School · 1,768 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,828 m
- Maris Stella High School (boys) · 1,917 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinghua Primary School · 1,975 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 221 · 3 ROOM · 10 TO 12 · New Generation · 57 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Jan 2026 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$496,888 | S$7,416 psm |
| Nov 2025 | Blk 221 · 4 ROOM · 07 TO 09 · New Generation · 58 years left | 92 sqm | S$593,888 | S$6,455 psm |
| Aug 2025 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 58 years left | 67 sqm | S$495,000 | S$7,388 psm |
| Jul 2025 | Blk 221 · 3 ROOM · 04 TO 06 · New Generation · 59 years left | 71 sqm | S$495,000 | S$6,972 psm |
| Jun 2025 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 59 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jun 2025 | Blk 221 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Aug 2024 | Blk 221 · 3 ROOM · 10 TO 12 · New Generation · 59 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Aug 2024 | Blk 221 · 3 ROOM · 01 TO 03 · New Generation · 59 years left | 71 sqm | S$408,888 | S$5,759 psm |
| Jul 2024 | Blk 221 · 4 ROOM · 10 TO 12 · New Generation · 60 years left | 99 sqm | S$620,000 | S$6,263 psm |
| Apr 2024 | Blk 221 · 3 ROOM · 04 TO 06 · New Generation · 60 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Mar 2024 | Blk 221 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Oct 2023 | Blk 221 · 4 ROOM · 07 TO 09 · New Generation · 60 years left | 92 sqm | S$579,000 | S$6,293 psm |
| Aug 2023 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 60 years left | 67 sqm | S$392,000 | S$5,851 psm |
| Apr 2023 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 61 years left | 67 sqm | S$385,000 | S$5,746 psm |
| Dec 2022 | Blk 221 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Nov 2022 | Blk 221 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Aug 2022 | Blk 221 · 4 ROOM · 07 TO 09 · New Generation · 61 years left | 94 sqm | S$520,888 | S$5,541 psm |
| Jan 2022 | Blk 221 · 4 ROOM · 04 TO 06 · New Generation · 62 years left | 99 sqm | S$470,000 | S$4,747 psm |
| Dec 2021 | Blk 221 · 3 ROOM · 07 TO 09 · New Generation · 62 years left | 67 sqm | S$355,000 | S$5,299 psm |
| Oct 2021 | Blk 221 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 67 sqm | S$333,000 | S$4,970 psm |
Showing 21 of 105.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 221 · 3 ROOM | S$3,250 | — |
| Jun 2026 | Blk 221 · 4 ROOM | S$3,400 | — |
| Mar 2026 | Blk 221 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 221 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 221 · 4 ROOM | S$3,700 | — |
| Jan 2026 | Blk 221 · 4 ROOM | S$3,100 | — |
| Nov 2025 | Blk 221 · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 221 · 3 ROOM | S$3,100 | — |
| Jun 2025 | Blk 221 · 4 ROOM | S$4,000 | — |
| Jun 2025 | Blk 221 · 3 ROOM | S$3,450 | — |
| May 2025 | Blk 221 · 4 ROOM | S$2,800 | — |
| Apr 2025 | Blk 221 · 3 ROOM | S$2,900 | — |
| Apr 2025 | Blk 221 · 4 ROOM | S$2,500 | — |
| Jan 2025 | Blk 221 · 4 ROOM | S$3,700 | — |
| Aug 2024 | Blk 221 · 3 ROOM | S$2,400 | — |
| Jul 2024 | Blk 221 · 4 ROOM | S$3,000 | — |
| May 2024 | Blk 221 · 4 ROOM | S$3,700 | — |
| Apr 2024 | Blk 221 · 3 ROOM | S$2,200 | — |
| Mar 2024 | Blk 221 · 3 ROOM | S$3,000 | — |
| Mar 2024 | Blk 221 · 3 ROOM | S$2,200 | — |
| Sept 2023 | Blk 221 · 3 ROOM | S$2,200 | — |
| Aug 2023 | Blk 221 · 3 ROOM | S$3,450 | — |
| Jun 2023 | Blk 221 · 3 ROOM | S$3,100 | — |
| May 2023 | Blk 221 · 4 ROOM | S$2,800 | — |
| Jan 2023 | Blk 221 · 3 ROOM | S$3,100 | — |
| Jul 2022 | Blk 221 · 3 ROOM | S$2,300 | — |
| Jul 2022 | Blk 221 · 3 ROOM | S$2,000 | — |
| May 2022 | Blk 221 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 221 · 3 ROOM | S$2,600 | — |
| Apr 2022 | Blk 221 · 3 ROOM | S$1,900 | — |
| Mar 2022 | Blk 221 · 4 ROOM | S$2,500 | — |
| Oct 2021 | Blk 221 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 221 · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 221 · 3 ROOM | S$2,050 | — |
| Mar 2021 | Blk 221 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 221 · 3 ROOM | S$1,600 | — |
| Jan 2021 | Blk 221 · 4 ROOM | S$2,100 | — |
| Jan 2021 | Blk 221 · 3 ROOM | S$1,400 | — |
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 56 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 | 51 years | S$458,206 | S$505,897 | S$547,896 | S$557,478 |
| 10 years | 46 years | S$435,125 | S$530,415 | S$622,140 | S$644,092 |
| 20 years | 36 years | S$382,522 | S$568,407 | S$781,995 | S$838,152 |
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.