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HDB · 550311

Blk 311 Serangoon Ave 2

Project page · 99-year lease from 1985

Indicative value range
S$475,390 – S$520,264
Indicative mid S$495,690 · S$7,398 psm

Based on 16 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
Sept 2026Blk 30204 TO 0669 sqmS$493,888S$7,158 psm×1.000S$7,158 psm
Aug 2026Blk 30304 TO 0669 sqmS$480,000S$6,957 psm×1.000S$6,957 psm
Jul 2026Blk 30510 TO 1269 sqmS$505,000S$7,319 psm×1.000S$7,319 psm
Jul 2026Blk 31404 TO 0667 sqmS$520,000S$7,761 psm×1.000S$7,761 psm
Jul 2026Blk 30101 TO 0367 sqmS$460,000S$6,866 psm×1.000S$6,866 psm
Jul 2026Blk 30207 TO 0960 sqmS$460,000S$7,667 psm×1.000S$7,667 psm
May 2026Blk 30104 TO 0667 sqmS$460,000S$6,866 psm×1.000S$6,866 psm
May 2026Blk 30607 TO 0960 sqmS$455,000S$7,583 psm×1.000S$7,583 psm
Mar 2026Blk 30304 TO 0670 sqmS$525,000S$7,500 psm×0.997S$7,478 psm
Mar 2026Blk 30510 TO 1260 sqmS$400,000S$6,667 psm×0.997S$6,647 psm
Feb 2026Blk 24510 TO 1264 sqmS$525,000S$8,203 psm×0.997S$8,179 psm
Feb 2026Blk 31104 TO 0667 sqmS$490,000S$7,313 psm×0.997S$7,292 psm
Jan 2026Blk 30610 TO 1260 sqmS$468,000S$7,800 psm×0.997S$7,777 psm
Dec 2025Blk 30207 TO 0960 sqmS$495,000S$8,250 psm×0.996S$8,218 psm
Dec 2025Blk 30304 TO 0670 sqmS$501,888S$7,170 psm×0.996S$7,142 psm
Dec 2025Blk 30607 TO 0960 sqmS$480,000S$8,000 psm×0.996S$7,969 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.

6.78% gross yield

S$33,600 of rent a year against the estimate above · 1.03 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$495,690?

Buying: Stamp duty on S$495,690 · Cash and CPF needed on S$495,690 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$495,690.

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

Primary schools near 311 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
Feb 2026
Blk 311 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
67 sqmS$490,000S$7,313 psm
See more

Showing 1 of 16.

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$473,184S$522,433S$565,805S$575,700
10 years47 yearsS$449,349S$547,753S$642,477S$665,146
20 years37 yearsS$395,025S$586,987S$807,557S$865,549

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.