Blk 411 Serangoon Ctrl
Project page · 99-year lease from 1989
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 419 | 07 TO 09 | 103 sqm | S$850,000 | S$8,252 psm | ×1.000 | S$8,252 psm |
| Sept 2026 | Blk 420 | 07 TO 09 | 93 sqm | S$755,000 | S$8,118 psm | ×1.000 | S$8,118 psm |
| Aug 2026 | Blk 415 | 04 TO 06 | 94 sqm | S$835,000 | S$8,883 psm | ×1.000 | S$8,883 psm |
| Aug 2026 | Blk 416 | 07 TO 09 | 105 sqm | S$868,000 | S$8,267 psm | ×1.000 | S$8,267 psm |
| Jul 2026 | Blk 419 | 04 TO 06 | 105 sqm | S$822,000 | S$7,829 psm | ×1.000 | S$7,829 psm |
| Jun 2026 | Blk 422 | 04 TO 06 | 113 sqm | S$975,000 | S$8,628 psm | ×1.000 | S$8,628 psm |
| Apr 2026 | Blk 421 | 10 TO 12 | 105 sqm | S$865,000 | S$8,238 psm | ×1.000 | S$8,238 psm |
| Feb 2026 | Blk 422 | 13 TO 15 | 113 sqm | S$919,000 | S$8,133 psm | ×0.997 | S$8,109 psm |
| Nov 2025 | Blk 414 | 07 TO 09 | 113 sqm | S$965,000 | S$8,540 psm | ×0.996 | S$8,506 psm |
| Nov 2025 | Blk 419 | 10 TO 12 | 109 sqm | S$820,000 | S$7,523 psm | ×0.996 | S$7,493 psm |
How accurate is this estimate for Serangoon Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Serangoon Ctrl since.
- Median error
- 3.7%
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.
5.13% gross yield
S$44,400 of rent a year against the estimate above · 1.56 points below flats like it
Homes like this rent for about S$3,700 a month, the middle of 54 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 201 | 4 ROOM | S$4,500 |
| Sept 2026 | 413 | 4 ROOM | S$4,000 |
| Sept 2026 | 416 | 4 ROOM | S$3,900 |
| Sept 2026 | 421 | 4 ROOM | S$3,300 |
| Sept 2026 | 205 | 4 ROOM | S$2,100 |
| Aug 2026 | 411 | 4 ROOM | S$4,000 |
| Aug 2026 | 206 | 4 ROOM | S$3,600 |
| Aug 2026 | 206 | 4 ROOM | S$3,500 |
median of 54 HDB rental approvals for 4 ROOM on Serangoon Ctrl since 2025-10.
Buying or selling at S$865,752?
Buying: Stamp duty on S$865,752 · Cash and CPF needed on S$865,752 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$865,752.
Each opens with this figure filled in; change anything there.
Primary schools near 411 Serangoon Ctrl
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 · 367 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 776 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Zhonghua Primary School · 1,138 m · no 2025 Phase 2C ballot
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,187 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- St. Gabriel's Primary School (boys) · 1,224 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,373 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,458 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 63 years left | 103 sqm | S$765,000 | S$7,427 psm |
| Jul 2025 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 63 years left | 105 sqm | S$905,000 | S$8,619 psm |
| Feb 2025 | Blk 411 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 121 sqm | S$1,018,000 | S$8,413 psm |
| Jun 2023 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 105 sqm | S$750,000 | S$7,143 psm |
| Apr 2023 | Blk 411 · 4 ROOM · 10 TO 12 · Model A · 65 years left | 113 sqm | S$748,000 | S$6,619 psm |
| Jan 2023 | Blk 411 · 4 ROOM · 07 TO 09 · Model A · 65 years left | 103 sqm | S$730,000 | S$7,087 psm |
| Jan 2023 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$730,000 | S$7,019 psm |
| Dec 2021 | Blk 411 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 113 sqm | S$670,000 | S$5,929 psm |
Showing 8 of 28.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 411 · 4 ROOM | S$4,000 | — |
| Jun 2026 | Blk 411 · 4 ROOM | S$4,000 | — |
| May 2026 | Blk 411 · 4 ROOM | S$4,500 | — |
| May 2026 | Blk 411 · 4 ROOM | S$4,000 | — |
| Mar 2026 | Blk 411 · 4 ROOM | S$3,800 | — |
| Aug 2025 | Blk 411 · 5 ROOM | S$4,500 | — |
| Jul 2025 | Blk 411 · 4 ROOM | S$3,900 | — |
| Feb 2025 | Blk 411 · 4 ROOM | S$4,000 | — |
| Sept 2024 | Blk 411 · 4 ROOM | S$4,300 | — |
| Sept 2024 | Blk 411 · 4 ROOM | S$3,800 | — |
| Jul 2024 | Blk 411 · 4 ROOM | S$4,000 | — |
| Jun 2024 | Blk 411 · 4 ROOM | S$4,000 | — |
| Oct 2023 | Blk 411 · 4 ROOM | S$4,200 | — |
| Jan 2023 | Blk 411 · 4 ROOM | S$4,000 | — |
| Sept 2022 | Blk 411 · 4 ROOM | S$4,000 | — |
| Jul 2022 | Blk 411 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 411 · 4 ROOM | S$2,100 | — |
| Oct 2021 | Blk 411 · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 411 · 4 ROOM | S$2,500 | — |
| Mar 2021 | Blk 411 · 4 ROOM | S$2,400 | — |
| Feb 2021 | Blk 411 · 5 ROOM | S$2,600 | — |
| Feb 2021 | Blk 411 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 411 · 4 ROOM | S$2,000 | — |
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 61 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 | 56 years | S$835,273 | S$922,209 | S$998,771 | S$1,016,238 |
| 10 years | 51 years | S$797,349 | S$971,964 | S$1,140,047 | S$1,180,272 |
| 20 years | 41 years | S$713,076 | S$1,059,593 | S$1,457,753 | S$1,562,437 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.