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HDB · 550226

Blk 226 Serangoon Ave 4

Project page · 99-year lease from 1984

Indicative value range
S$587,874 – S$631,251
Indicative mid S$611,349 · S$6,718 psm

Based on 20 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 22010 TO 1291 sqmS$620,000S$6,813 psm×1.000S$6,813 psm
Sept 2026Blk 22813 TO 1591 sqmS$635,000S$6,978 psm×1.000S$6,978 psm
Sept 2026Blk 22404 TO 0693 sqmS$575,000S$6,183 psm×1.000S$6,183 psm
Sept 2026Blk 21101 TO 0394 sqmS$540,000S$5,745 psm×1.000S$5,745 psm
Aug 2026Blk 22607 TO 0991 sqmS$630,000S$6,923 psm×1.000S$6,923 psm
Aug 2026Blk 22807 TO 0991 sqmS$620,000S$6,813 psm×1.000S$6,813 psm
Aug 2026Blk 21113 TO 1593 sqmS$673,000S$7,237 psm×1.000S$7,237 psm
Jun 2026Blk 22004 TO 0691 sqmS$600,000S$6,593 psm×1.000S$6,593 psm
Mar 2026Blk 22813 TO 1591 sqmS$650,000S$7,143 psm×0.997S$7,122 psm
Mar 2026Blk 21804 TO 0691 sqmS$618,000S$6,791 psm×0.997S$6,771 psm
Feb 2026Blk 22910 TO 1291 sqmS$680,000S$7,473 psm×0.997S$7,450 psm
Jan 2026Blk 21501 TO 0392 sqmS$575,000S$6,250 psm×0.997S$6,232 psm
Jan 2026Blk 21501 TO 0393 sqmS$605,000S$6,505 psm×0.997S$6,486 psm
Jan 2026Blk 22504 TO 0694 sqmS$610,000S$6,489 psm×0.997S$6,470 psm
Jan 2026Blk 21501 TO 0392 sqmS$615,000S$6,685 psm×0.997S$6,665 psm
Dec 2025Blk 22610 TO 1291 sqmS$670,000S$7,363 psm×0.996S$7,334 psm
Dec 2025Blk 22701 TO 0396 sqmS$612,000S$6,375 psm×0.996S$6,350 psm
Nov 2025Blk 22107 TO 0992 sqmS$593,888S$6,455 psm×0.996S$6,430 psm
Nov 2025Blk 21104 TO 0694 sqmS$640,000S$6,809 psm×0.996S$6,782 psm
Nov 2025Blk 21101 TO 0391 sqmS$600,000S$6,593 psm×0.996S$6,568 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.

6.48% gross yield

S$39,600 of rent a year against the estimate above · 0.58 points below flats like it

Homes like this rent for about S$3,300 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

ApprovedBlockFlatRent a month
Sept 20262274 ROOMS$3,600
Sept 20262204 ROOMS$3,600
Sept 20262114 ROOMS$3,200
Aug 20262174 ROOMS$3,700
Aug 20262224 ROOMS$3,200
Aug 20262244 ROOMS$3,200
Aug 20262204 ROOMS$3,050
Jul 20262284 ROOMS$3,400

median of 54 HDB rental approvals for 4 ROOM on Serangoon Ave 4 since 2025-10.

Buying or selling at S$611,349?

Buying: Stamp duty on S$611,349 · Cash and CPF needed on S$611,349 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$611,349.

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

Primary schools near 226 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
Aug 2026
Blk 226 · 4 ROOM · 07 TO 09 · New Generation · 57 years left
91 sqmS$630,000S$6,923 psm
Dec 2025
Blk 226 · 4 ROOM · 10 TO 12 · New Generation · 58 years left
91 sqmS$670,000S$7,363 psm
Jun 2025
Blk 226 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
91 sqmS$638,000S$7,011 psm
Mar 2025
Blk 226 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
91 sqmS$630,000S$6,923 psm
Nov 2024
Blk 226 · 4 ROOM · 13 TO 15 · New Generation · 59 years left
91 sqmS$658,000S$7,231 psm
Dec 2023
Blk 226 · 4 ROOM · 04 TO 06 · New Generation · 60 years left
105 sqmS$613,000S$5,838 psm
Oct 2023
Blk 226 · 4 ROOM · 10 TO 12 · New Generation · 60 years left
93 sqmS$580,000S$6,237 psm
Aug 2022
Blk 226 · 4 ROOM · 10 TO 12 · New Generation · 61 years left
93 sqmS$545,000S$5,860 psm
Aug 2022
Blk 226 · 4 ROOM · 01 TO 03 · New Generation · 61 years left
91 sqmS$460,000S$5,055 psm
Oct 2021
Blk 226 · 4 ROOM · 13 TO 15 · New Generation · 62 years left
91 sqmS$510,000S$5,604 psm
Oct 2021
Blk 226 · 4 ROOM · 10 TO 12 · New Generation · 62 years left
91 sqmS$503,000S$5,527 psm
See more

Showing 11 of 50.

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$583,591S$644,332S$697,824S$710,028
10 years46 yearsS$554,195S$675,560S$792,385S$820,343
20 years36 yearsS$487,196S$723,948S$995,983S$1,067,507

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.