Blk 318 Serangoon Ave 2
Project page · 99-year lease from 1985
Based on 6 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 321 | 04 TO 06 | 146 sqm | S$1,168,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Aug 2026 | Blk 319 | 04 TO 06 | 146 sqm | S$1,128,000 | S$7,726 psm | ×1.000 | S$7,726 psm |
| Aug 2026 | Blk 321 | 01 TO 03 | 146 sqm | S$1,200,000 | S$8,219 psm | ×1.000 | S$8,219 psm |
| Jan 2026 | Blk 321 | 01 TO 03 | 146 sqm | S$1,190,000 | S$8,151 psm | ×0.997 | S$8,127 psm |
| Dec 2025 | Blk 321 | 04 TO 06 | 147 sqm | S$1,200,000 | S$8,163 psm | ×0.996 | S$8,131 psm |
| Nov 2025 | Blk 319 | 10 TO 12 | 146 sqm | S$1,198,000 | S$8,205 psm | ×0.996 | S$8,173 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.
4.25% gross yield
S$52,200 of rent a year against the estimate above · 0.25 points below flats like it
Homes like this rent for about S$4,350 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 4.50%, from 17 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 |
|---|---|---|---|
| Jul 2026 | 318 | EXECUTIVE | S$4,500 |
| Jun 2026 | 234A | EXECUTIVE | S$4,350 |
| May 2026 | 319 | EXECUTIVE | S$4,600 |
| Mar 2026 | 319 | EXECUTIVE | S$4,000 |
| Feb 2026 | 319 | EXECUTIVE | S$4,550 |
| Feb 2026 | 236A | EXECUTIVE | S$4,300 |
| Jan 2026 | 234A | EXECUTIVE | S$3,700 |
| Nov 2025 | 236A | EXECUTIVE | S$4,350 |
median of 13 HDB rental approvals for EXECUTIVE on Serangoon Ave 2 since 2025-10.
Buying or selling at S$1,227,467?
Buying: Stamp duty on S$1,227,467 · Cash and CPF needed on S$1,227,467 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,227,467.
Each opens with this figure filled in; change anything there.
Primary schools near 318 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 · 392 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ Our Lady of Good Counsel (girls) · 582 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 589 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 684 m · no 2025 Phase 2C ballot
1 to 2 km
- Kuo Chuan Presbyterian Primary School · 1,288 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Townsville Primary School · 1,522 m
- Maris Stella High School (boys) · 1,622 m · balloted in 2025 Phase 2C (citizens within 1 km)
- First Toa Payoh Primary School · 1,797 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,926 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 318 · EXECUTIVE · 01 TO 03 · Apartment · 59 years left | 146 sqm | S$1,050,000 | S$7,192 psm |
| Apr 2025 | Blk 318 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 149 sqm | S$1,268,000 | S$8,510 psm |
| Mar 2025 | Blk 318 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 149 sqm | S$1,200,000 | S$8,054 psm |
| Jan 2025 | Blk 318 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 149 sqm | S$1,180,000 | S$7,919 psm |
| Jan 2024 | Blk 318 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 156 sqm | S$1,000,000 | S$6,410 psm |
| Sept 2023 | Blk 318 · EXECUTIVE · 01 TO 03 · Maisonette · 61 years left | 151 sqm | S$945,000 | S$6,258 psm |
| Sept 2022 | Blk 318 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 151 sqm | S$1,080,000 | S$7,152 psm |
| Aug 2022 | Blk 318 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 156 sqm | S$955,000 | S$6,122 psm |
| Apr 2022 | Blk 318 · EXECUTIVE · 04 TO 06 · Maisonette · 62 years left | 156 sqm | S$1,028,000 | S$6,590 psm |
| Oct 2021 | Blk 318 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 149 sqm | S$908,000 | S$6,094 psm |
Showing 10 of 41.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 318 · EXECUTIVE | S$4,500 | — |
| Aug 2025 | Blk 318 · EXECUTIVE | S$4,200 | — |
| May 2025 | Blk 318 · EXECUTIVE | S$4,900 | — |
| Feb 2025 | Blk 318 · EXECUTIVE | S$4,900 | — |
| Dec 2024 | Blk 318 · EXECUTIVE | S$4,800 | — |
| May 2024 | Blk 318 · EXECUTIVE | S$3,200 | — |
| Apr 2024 | Blk 318 · EXECUTIVE | S$3,200 | — |
| Aug 2023 | Blk 318 · EXECUTIVE | S$4,000 | — |
| Dec 2022 | Blk 318 · EXECUTIVE | S$4,800 | — |
| Feb 2022 | Blk 318 · EXECUTIVE | S$2,350 | — |
| Sept 2021 | Blk 318 · EXECUTIVE | S$2,500 | — |
| Jan 2021 | Blk 318 · EXECUTIVE | S$2,600 | — |
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$1,171,735 | S$1,293,690 | S$1,401,091 | S$1,425,595 |
| 10 years | 47 years | S$1,112,712 | S$1,356,390 | S$1,590,951 | S$1,647,086 |
| 20 years | 37 years | S$978,193 | S$1,453,543 | S$1,999,736 | S$2,143,341 |
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.