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HDB · 550302

Blk 302 Serangoon Ave 2

Project page · 99-year lease from 1985

Indicative value range
S$444,734 – S$476,528
Indicative mid S$460,000 · S$7,667 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
Sept 2026Blk 30204 TO 0669 sqmS$493,888S$7,158 psm×1.000S$7,158 psm
Jul 2026Blk 30207 TO 0960 sqmS$460,000S$7,667 psm×1.000S$7,667 psm
Dec 2025Blk 30207 TO 0960 sqmS$495,000S$8,250 psm×0.996S$8,218 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.

7.30% gross yield

S$33,600 of rent a year against the estimate above · 0.51 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

ApprovedBlockFlatRent a month
Sept 20263023 ROOMS$3,300
Sept 20263053 ROOMS$2,800
Sept 20263033 ROOMS$2,700
Aug 20262453 ROOMS$2,700
Aug 20263063 ROOMS$2,700
Aug 20263033 ROOMS$2,600
Aug 20263033 ROOMS$2,600
Jul 20262433 ROOMS$3,100

median of 55 HDB rental approvals for 3 ROOM on Serangoon Ave 2 since 2025-10.

Buying or selling at S$460,000?

Buying: Stamp duty on S$460,000 · Cash and CPF needed on S$460,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$460,000.

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

Primary schools near 302 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 58 years left
69 sqmS$493,888S$7,158 psm
Jul 2026
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 58 years left
60 sqmS$460,000S$7,667 psm
Dec 2025
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 58 years left
60 sqmS$495,000S$8,250 psm
Apr 2025
Blk 302 · 3 ROOM · 10 TO 12 · Improved · 59 years left
60 sqmS$460,000S$7,667 psm
Mar 2025
Blk 302 · 3 ROOM · 01 TO 03 · Improved · 59 years left
69 sqmS$450,000S$6,522 psm
Mar 2025
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 59 years left
60 sqmS$450,000S$7,500 psm
Nov 2024
Blk 302 · 3 ROOM · 01 TO 03 · Improved · 59 years left
60 sqmS$400,000S$6,667 psm
Dec 2023
Blk 302 · 3 ROOM · 10 TO 12 · Improved · 60 years left
60 sqmS$430,000S$7,167 psm
Dec 2023
Blk 302 · 3 ROOM · 01 TO 03 · Improved · 60 years left
60 sqmS$355,000S$5,917 psm
Oct 2023
Blk 302 · 3 ROOM · 10 TO 12 · Improved · 60 years left
69 sqmS$455,000S$6,594 psm
Aug 2023
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 61 years left
69 sqmS$420,000S$6,087 psm
Jun 2023
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 61 years left
60 sqmS$410,000S$6,833 psm
May 2023
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 61 years left
69 sqmS$430,000S$6,232 psm
Dec 2022
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 61 years left
70 sqmS$408,000S$5,829 psm
Dec 2022
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 61 years left
excluded: outlier
69 sqmS$315,000S$4,565 psm
Oct 2022
Blk 302 · 3 ROOM · 07 TO 09 · Improved · 62 years left
70 sqmS$448,000S$6,400 psm
Sept 2022
Blk 302 · 3 ROOM · 10 TO 12 · Improved · 62 years left
69 sqmS$395,000S$5,725 psm
Mar 2022
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 62 years left
60 sqmS$330,000S$5,500 psm
Feb 2022
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 62 years left
60 sqmS$340,000S$5,667 psm
Dec 2021
Blk 302 · 3 ROOM · 04 TO 06 · Improved · 62 years left
60 sqmS$332,000S$5,533 psm
See more

Showing 20 of 90.

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$439,114S$484,818S$525,067S$534,250
10 years47 yearsS$416,995S$508,315S$596,218S$617,255
20 years37 yearsS$366,583S$544,724S$749,412S$803,229

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.