homequant
HDB · 550225

Blk 225 Serangoon Ave 4

Project page · 99-year lease from 1985

Indicative value range
S$450,000 – S$506,711
Indicative mid S$480,000 · S$7,164 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 22304 TO 0667 sqmS$465,000S$6,940 psm×1.000S$6,940 psm
Aug 2026Blk 23004 TO 0671 sqmS$453,888S$6,393 psm×1.000S$6,393 psm
Jul 2026Blk 22110 TO 1267 sqmS$490,000S$7,313 psm×1.000S$7,313 psm
Jul 2026Blk 23004 TO 0667 sqmS$470,000S$7,015 psm×1.000S$7,015 psm
Jun 2026Blk 21501 TO 0367 sqmS$518,000S$7,731 psm×1.000S$7,731 psm
Jun 2026Blk 21507 TO 0967 sqmS$520,000S$7,761 psm×1.000S$7,761 psm
Jun 2026Blk 22301 TO 0372 sqmS$468,000S$6,500 psm×1.000S$6,500 psm
May 2026Blk 22710 TO 1267 sqmS$530,000S$7,910 psm×1.000S$7,910 psm
May 2026Blk 22304 TO 0667 sqmS$445,000S$6,642 psm×1.000S$6,642 psm
May 2026Blk 22207 TO 0967 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Apr 2026Blk 21810 TO 1267 sqmS$455,000S$6,791 psm×1.000S$6,791 psm
Feb 2026Blk 22004 TO 0667 sqmS$433,000S$6,463 psm×0.997S$6,444 psm
Jan 2026Blk 22107 TO 0967 sqmS$496,888S$7,416 psm×0.997S$7,394 psm
Jan 2026Blk 22704 TO 0667 sqmS$525,000S$7,836 psm×0.997S$7,813 psm
Nov 2025Blk 21507 TO 0967 sqmS$490,000S$7,313 psm×0.996S$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

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$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 225 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
Jan 2026
Blk 225 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
94 sqmS$610,000S$6,489 psm
Mar 2025
Blk 225 · 4 ROOM · 04 TO 06 · New Generation · 59 years left
96 sqmS$580,000S$6,042 psm
Jan 2025
Blk 225 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
67 sqmS$480,000S$7,164 psm
Sept 2024
Blk 225 · 3 ROOM · 10 TO 12 · New Generation · 60 years left
67 sqmS$475,000S$7,090 psm
Aug 2024
Blk 225 · 3 ROOM · 07 TO 09 · New Generation · 60 years left
67 sqmS$455,888S$6,804 psm
Apr 2024
Blk 225 · 4 ROOM · 01 TO 03 · New Generation · 60 years left
94 sqmS$540,000S$5,745 psm
Dec 2023
Blk 225 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
67 sqmS$390,000S$5,821 psm
Oct 2023
Blk 225 · 3 ROOM · 01 TO 03 · New Generation · 60 years left
67 sqmS$382,500S$5,709 psm
Apr 2023
Blk 225 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$385,000S$5,746 psm
Apr 2023
Blk 225 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$383,000S$5,716 psm
Mar 2023
Blk 225 · 3 ROOM · 04 TO 06 · New Generation · 61 years left
67 sqmS$420,000S$6,269 psm
Dec 2022
Blk 225 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
94 sqmS$571,888S$6,084 psm
Nov 2022
Blk 225 · 4 ROOM · 07 TO 09 · New Generation · 61 years left
96 sqmS$600,000S$6,250 psm
Oct 2022
Blk 225 · 4 ROOM · 07 TO 09 · New Generation · 62 years left
94 sqmS$545,000S$5,798 psm
Oct 2022
Blk 225 · 3 ROOM · 01 TO 03 · New Generation · 62 years left
67 sqmS$380,000S$5,672 psm
Sept 2022
Blk 225 · 4 ROOM · 04 TO 06 · New Generation · 62 years left
92 sqmS$501,000S$5,446 psm
See more

Showing 16 of 74.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$458,206S$505,897S$547,896S$557,478
10 years47 yearsS$435,125S$530,415S$622,140S$644,092
20 years37 yearsS$382,522S$568,407S$781,995S$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.