homequant
HDB · 550322

Blk 322 Serangoon Ave 3

Project page · 99-year lease from 1986

Indicative value range
S$1,132,585 – S$1,189,643
Indicative mid S$1,171,630 · S$8,025 psm

Based on 26 sales in projects within 1 km, last 24 months. Search widened 3 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 321 · 448 m04 TO 06146 sqmS$1,168,000S$8,000 psm×1.000S$8,000 psm
Sept 2026Blk 424 · 673 m01 TO 03146 sqmS$1,160,000S$7,945 psm×1.000S$7,945 psm
Sept 2026Blk 32204 TO 06146 sqmS$1,205,000S$8,253 psm×1.000S$8,253 psm
Aug 2026Blk 319 · 448 m04 TO 06146 sqmS$1,128,000S$7,726 psm×1.000S$7,726 psm
Aug 2026Blk 321 · 448 m01 TO 03146 sqmS$1,200,000S$8,219 psm×1.000S$8,219 psm
Jul 2026Blk 424 · 673 m10 TO 12149 sqmS$1,230,000S$8,255 psm×1.000S$8,255 psm
Mar 2026Blk 424 · 673 m01 TO 03146 sqmS$1,040,000S$7,123 psm×0.997S$7,102 psm
Jan 2026Blk 321 · 448 m01 TO 03146 sqmS$1,190,000S$8,151 psm×0.997S$8,127 psm
Dec 2025Blk 321 · 448 m04 TO 06147 sqmS$1,200,000S$8,163 psm×0.996S$8,131 psm
Dec 2025Blk 424 · 673 m07 TO 09146 sqmS$1,180,000S$8,082 psm×0.996S$8,050 psm
Nov 2025Blk 319 · 448 m10 TO 12146 sqmS$1,198,000S$8,205 psm×0.996S$8,173 psm
Sept 2025Blk 321 · 448 m07 TO 09146 sqmS$1,195,000S$8,185 psm×0.996S$8,149 psm
Sept 2025Blk 318 · 448 m01 TO 03146 sqmS$1,050,000S$7,192 psm×0.996S$7,160 psm
Jul 2025Blk 321 · 448 m07 TO 09150 sqmS$1,050,000S$7,000 psm×0.996S$6,969 psm
Jun 2025Blk 317 · 448 m10 TO 12149 sqmS$1,180,000S$7,919 psm×1.000S$7,916 psm
May 2025Blk 424 · 673 m07 TO 09149 sqmS$1,200,000S$8,054 psm×1.000S$8,050 psm
Apr 2025Blk 316 · 448 m01 TO 03156 sqmS$1,236,000S$7,923 psm×1.000S$7,919 psm
Apr 2025Blk 318 · 448 m04 TO 06149 sqmS$1,268,000S$8,510 psm×1.000S$8,506 psm
Apr 2025Blk 317 · 448 m10 TO 12151 sqmS$1,170,000S$7,748 psm×1.000S$7,745 psm
Apr 2025Blk 321 · 448 m01 TO 03150 sqmS$1,170,000S$7,800 psm×1.000S$7,796 psm
Apr 2025Blk 424 · 673 m07 TO 09146 sqmS$1,190,000S$8,151 psm×1.000S$8,147 psm
Mar 2025Blk 319 · 448 m07 TO 09150 sqmS$1,220,000S$8,133 psm×1.009S$8,206 psm
Mar 2025Blk 318 · 448 m04 TO 06149 sqmS$1,200,000S$8,054 psm×1.009S$8,126 psm
Mar 2025Blk 418 · 673 m01 TO 03146 sqmS$1,099,000S$7,527 psm×1.009S$7,595 psm
Jan 2025Blk 318 · 448 m10 TO 12149 sqmS$1,180,000S$7,919 psm×1.009S$7,990 psm
Dec 2024Blk 32201 TO 03146 sqmS$990,000S$6,781 psm×1.025S$6,949 psm

How accurate is this estimate for Serangoon Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 42 sales in Serangoon Ave 3 since.

Median error
5.8%

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.

3.94% gross yield

S$46,200 of rent a year against the estimate above · 0.56 points below flats like it

Homes like this rent for about S$3,850 a month, the middle of 50 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.

Buying or selling at S$1,171,630?

Buying: Stamp duty on S$1,171,630 · Cash and CPF needed on S$1,171,630 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,171,630.

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

Primary schools near 322 Serangoon Ave 3

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 322 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left
146 sqmS$1,205,000S$8,253 psm
Dec 2024
Blk 322 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left
146 sqmS$990,000S$6,781 psm
Jun 2024
Blk 322 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left
146 sqmS$1,080,000S$7,397 psm
Aug 2023
Blk 322 · EXECUTIVE · 01 TO 03 · Apartment · 62 years left
141 sqmS$850,000S$6,028 psm
Jul 2022
Blk 322 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left
146 sqmS$1,048,888S$7,184 psm
Feb 2022
Blk 322 · EXECUTIVE · 10 TO 12 · Apartment · 63 years left
150 sqmS$988,000S$6,587 psm
Dec 2021
Blk 322 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left
146 sqmS$960,000S$6,575 psm
Oct 2021
Blk 322 · EXECUTIVE · 04 TO 06 · Apartment · 64 years left
150 sqmS$938,000S$6,253 psm
See more

Showing 8 of 49.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$1,118,433S$1,234,840S$1,337,356S$1,360,745
10 years48 yearsS$1,062,095S$1,294,688S$1,518,579S$1,572,160
20 years38 yearsS$933,695S$1,387,422S$1,908,768S$2,045,841

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.