Blk 301 Serangoon Ave 2
Project page · 99-year lease from 1985
Based on 10 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 302 | 04 TO 06 | 69 sqm | S$493,888 | S$7,158 psm | ×1.000 | S$7,158 psm |
| Aug 2026 | Blk 303 | 04 TO 06 | 69 sqm | S$480,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Jul 2026 | Blk 305 | 10 TO 12 | 69 sqm | S$505,000 | S$7,319 psm | ×1.000 | S$7,319 psm |
| Jul 2026 | Blk 314 | 04 TO 06 | 67 sqm | S$520,000 | S$7,761 psm | ×1.000 | S$7,761 psm |
| Jul 2026 | Blk 301 | 01 TO 03 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| May 2026 | Blk 301 | 04 TO 06 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,866 psm |
| Mar 2026 | Blk 303 | 04 TO 06 | 70 sqm | S$525,000 | S$7,500 psm | ×0.997 | S$7,478 psm |
| Feb 2026 | Blk 245 | 10 TO 12 | 64 sqm | S$525,000 | S$8,203 psm | ×0.997 | S$8,179 psm |
| Feb 2026 | Blk 311 | 04 TO 06 | 67 sqm | S$490,000 | S$7,313 psm | ×0.997 | S$7,292 psm |
| Dec 2025 | Blk 303 | 04 TO 06 | 70 sqm | S$501,888 | S$7,170 psm | ×0.996 | S$7,142 psm |
How accurate is this estimate for Serangoon Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 41 sales in Serangoon Ave 2 since.
- Median error
- 4.2%
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.
6.24% gross yield
S$33,600 of rent a year against the estimate above · 1.57 points below flats like it
Homes like this rent for about S$2,800 a month, the middle of 55 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 | 302 | 3 ROOM | S$3,300 |
| Sept 2026 | 305 | 3 ROOM | S$2,800 |
| Sept 2026 | 303 | 3 ROOM | S$2,700 |
| Aug 2026 | 245 | 3 ROOM | S$2,700 |
| Aug 2026 | 306 | 3 ROOM | S$2,700 |
| Aug 2026 | 303 | 3 ROOM | S$2,600 |
| Aug 2026 | 303 | 3 ROOM | S$2,600 |
| Jul 2026 | 243 | 3 ROOM | S$3,100 |
median of 55 HDB rental approvals for 3 ROOM on Serangoon Ave 2 since 2025-10.
Buying or selling at S$538,250?
Buying: Stamp duty on S$538,250 · Cash and CPF needed on S$538,250 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$538,250.
Each opens with this figure filled in; change anything there.
Primary schools near 301 Serangoon Ave 2
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
- Yangzheng Primary School · 376 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 617 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 619 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 673 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,377 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,581 m
- Maris Stella High School (boys) · 1,591 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,846 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- First Toa Payoh Primary School · 1,876 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 301 · 3 ROOM · 01 TO 03 · New Generation · 58 years left | 67 sqm | S$460,000 | S$6,866 psm |
| May 2026 | Blk 301 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Dec 2025 | Blk 301 · 4 ROOM · 04 TO 06 · New Generation · 58 years left | 96 sqm | S$652,000 | S$6,792 psm |
| Mar 2025 | Blk 301 · 4 ROOM · 04 TO 06 · New Generation · 59 years left | 93 sqm | S$668,000 | S$7,183 psm |
| May 2024 | Blk 301 · 3 ROOM · 01 TO 03 · New Generation · 60 years left | 82 sqm | S$516,000 | S$6,293 psm |
| Aug 2022 | Blk 301 · 4 ROOM · 01 TO 03 · New Generation · 62 years left | 96 sqm | S$510,000 | S$5,313 psm |
Showing 6 of 20.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2025 | Blk 301 · 3 ROOM | S$1,800 | — |
| Jun 2024 | Blk 301 · 4 ROOM | S$3,600 | — |
| Apr 2024 | Blk 301 · 3 ROOM | S$2,000 | — |
| Sept 2023 | Blk 301 · 4 ROOM | S$3,800 | — |
| Apr 2022 | Blk 301 · 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$513,811 | S$567,289 | S$614,385 | S$625,130 |
| 10 years | 47 years | S$487,929 | S$594,783 | S$697,639 | S$722,255 |
| 20 years | 37 years | S$428,942 | S$637,385 | S$876,893 | S$939,865 |
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.