Blk 263 Serangoon Ctrl Dr
Project page · 99-year lease from 1988
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 263 | 04 TO 06 | 65 sqm | S$525,000 | S$8,077 psm | ×1.000 | S$8,077 psm |
| Dec 2025 | Blk 261 | 04 TO 06 | 64 sqm | S$470,000 | S$7,344 psm | ×0.996 | S$7,315 psm |
| Nov 2025 | Blk 262 | 01 TO 03 | 64 sqm | S$538,000 | S$8,406 psm | ×0.996 | S$8,373 psm |
How accurate is this estimate for Serangoon Ctrl Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 15 sales in Serangoon Ctrl Dr since.
- Median error
- 4.0%
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.
6.96% gross yield
S$36,000 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 | 254 | 3 ROOM | S$2,850 |
| Aug 2026 | 263 | 3 ROOM | S$3,300 |
| Aug 2026 | 253 | 3 ROOM | S$3,100 |
| Aug 2026 | 262 | 3 ROOM | S$2,200 |
| Jul 2026 | 263 | 3 ROOM | S$3,300 |
| Jul 2026 | 261 | 3 ROOM | S$1,700 |
| Apr 2026 | 262 | 3 ROOM | S$3,300 |
| Mar 2026 | 263 | 3 ROOM | S$3,000 |
median of 17 HDB rental approvals for 3 ROOM on Serangoon Ctrl Dr since 2025-10.
Buying or selling at S$516,923?
Buying: Stamp duty on S$516,923 · Cash and CPF needed on S$516,923 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$516,923.
Each opens with this figure filled in; change anything there.
Primary schools near 263 Serangoon Ctrl Dr
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 · 500 m · no 2025 Phase 2C ballot
- Yangzheng Primary School · 504 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Gabriel's Primary School (boys) · 1,103 m · no 2025 Phase 2C ballot
- Maris Stella High School (boys) · 1,392 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,419 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Kuo Chuan Presbyterian Primary School · 1,832 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,956 m · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 263 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 80 sqm | S$580,000 | S$7,250 psm |
| Apr 2026 | Blk 263 · 3 ROOM · 04 TO 06 · Simplified · 61 years left | 65 sqm | S$525,000 | S$8,077 psm |
| Jun 2025 | Blk 263 · 4 ROOM · 04 TO 06 · Simplified · 62 years left | 84 sqm | S$705,000 | S$8,393 psm |
| Mar 2025 | Blk 263 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$525,000 | S$8,203 psm |
| Oct 2024 | Blk 263 · 3 ROOM · 04 TO 06 · Simplified · 63 years left | 64 sqm | S$480,888 | S$7,514 psm |
| Jan 2023 | Blk 263 · 3 ROOM · 01 TO 03 · Simplified · 65 years left | 64 sqm | S$395,000 | S$6,172 psm |
Showing 6 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 263 · 3 ROOM | S$3,300 | — |
| Jul 2026 | Blk 263 · 3 ROOM | S$3,300 | — |
| Mar 2026 | Blk 263 · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 263 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 263 · 3 ROOM | S$3,300 | — |
| Jan 2026 | Blk 263 · 3 ROOM | S$3,200 | — |
| Sept 2025 | Blk 263 · 3 ROOM | S$3,300 | — |
| Jul 2025 | Blk 263 · 4 ROOM | S$3,600 | — |
| Jun 2025 | Blk 263 · 3 ROOM | S$2,500 | — |
| May 2025 | Blk 263 · 4 ROOM | S$3,850 | — |
| May 2025 | Blk 263 · 3 ROOM | S$3,000 | — |
| Mar 2025 | Blk 263 · 3 ROOM | S$2,000 | — |
| Feb 2025 | Blk 263 · 3 ROOM | S$3,750 | — |
| Feb 2025 | Blk 263 · 3 ROOM | S$3,300 | — |
| Jun 2024 | Blk 263 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 263 · 3 ROOM | S$2,500 | — |
| Feb 2024 | Blk 263 · 3 ROOM | S$3,300 | — |
| Dec 2023 | Blk 263 · 3 ROOM | S$2,900 | — |
| Nov 2023 | Blk 263 · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 263 · 4 ROOM | S$4,000 | — |
| Jun 2023 | Blk 263 · 4 ROOM | S$3,750 | — |
| Apr 2023 | Blk 263 · 3 ROOM | S$2,500 | — |
| Mar 2023 | Blk 263 · 3 ROOM | S$3,950 | — |
| Feb 2023 | Blk 263 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 263 · 3 ROOM | S$2,500 | — |
| May 2022 | Blk 263 · 3 ROOM | S$2,800 | — |
| Aug 2021 | Blk 263 · 3 ROOM | S$1,600 | — |
| May 2021 | Blk 263 · 3 ROOM | S$2,250 | — |
| May 2021 | Blk 263 · 4 ROOM | S$1,500 | — |
| Jan 2021 | Blk 263 · 3 ROOM | S$1,800 | — |
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 60 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 | 55 years | S$498,725 | S$550,632 | S$596,345 | S$606,775 |
| 10 years | 50 years | S$476,081 | S$580,340 | S$680,698 | S$704,716 |
| 20 years | 40 years | S$425,763 | S$632,661 | S$870,394 | S$932,899 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.