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HDB · 550223

Blk 223 Serangoon Ave 4

Project page · 99-year lease from 1984

Indicative value range
S$440,250 – S$455,000
Indicative mid S$445,000 · S$6,642 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 22304 TO 0667 sqmS$465,000S$6,940 psm×1.000S$6,940 psm
Jun 2026Blk 22301 TO 0372 sqmS$468,000S$6,500 psm×1.000S$6,500 psm
May 2026Blk 22304 TO 0667 sqmS$445,000S$6,642 psm×1.000S$6,642 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.

7.55% gross yield

S$33,600 of rent a year against the estimate above · 0.26 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

ApprovedBlockFlatRent a month
Sept 20262173 ROOMS$3,000
Sept 20262303 ROOMS$2,800
Sept 20262203 ROOMS$2,350
Aug 20262213 ROOMS$3,250
Aug 20262303 ROOMS$3,200
Aug 20262223 ROOMS$3,000
Aug 20262173 ROOMS$2,900
Aug 20262273 ROOMS$2,800

median of 46 HDB rental approvals for 3 ROOM on Serangoon Ave 4 since 2025-10.

Buying or selling at S$445,000?

Buying: Stamp duty on S$445,000 · Cash and CPF needed on S$445,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$445,000.

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

Primary schools near 223 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 223 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$465,000S$6,940 psm
Jul 2026
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
excluded: outlier
71 sqmS$420,000S$5,915 psm
Jun 2026
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 58 years left
72 sqmS$468,000S$6,500 psm
May 2026
Blk 223 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$445,000S$6,642 psm
Jan 2025
Blk 223 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
94 sqmS$680,000S$7,234 psm
Aug 2024
Blk 223 · 4 ROOM · 07 TO 09 · New Generation · 59 years left
92 sqmS$638,000S$6,935 psm
Aug 2024
Blk 223 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
94 sqmS$600,000S$6,383 psm
Jun 2024
Blk 223 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$440,000S$6,567 psm
Apr 2024
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
67 sqmS$390,000S$5,821 psm
Aug 2023
Blk 223 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$415,888S$6,207 psm
Jun 2023
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
72 sqmS$420,000S$5,833 psm
May 2023
Blk 223 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
99 sqmS$605,000S$6,111 psm
Apr 2023
Blk 223 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
96 sqmS$610,000S$6,354 psm
Mar 2023
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 61 years left
67 sqmS$399,999S$5,970 psm
Mar 2023
Blk 223 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$385,000S$5,746 psm
Jan 2023
Blk 223 · 4 ROOM · 04 TO 06 · New Generation · 61 years left
92 sqmS$480,000S$5,217 psm
Mar 2022
Blk 223 · 3 ROOM · 07 TO 09 · New Generation · 62 years left
67 sqmS$375,000S$5,597 psm
Jan 2022
Blk 223 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$341,500S$5,097 psm
Jan 2022
Blk 223 · 3 ROOM · 07 TO 09 · New Generation · 62 years left
67 sqmS$340,000S$5,075 psm
See more

Showing 19 of 82.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$424,795S$469,008S$507,945S$516,828
10 years46 yearsS$403,397S$491,739S$576,776S$597,127
20 years36 yearsS$354,629S$526,961S$724,975S$777,037

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.