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HDB · 550421

Blk 421 Serangoon Ctrl

Project page · 99-year lease from 1989

Indicative value range
S$851,669 – S$886,869
Indicative mid S$865,752 · S$8,245 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 41907 TO 09103 sqmS$850,000S$8,252 psm×1.000S$8,252 psm
Sept 2026Blk 42007 TO 0993 sqmS$755,000S$8,118 psm×1.000S$8,118 psm
Aug 2026Blk 41504 TO 0694 sqmS$835,000S$8,883 psm×1.000S$8,883 psm
Aug 2026Blk 41607 TO 09105 sqmS$868,000S$8,267 psm×1.000S$8,267 psm
Jul 2026Blk 41904 TO 06105 sqmS$822,000S$7,829 psm×1.000S$7,829 psm
Jun 2026Blk 42204 TO 06113 sqmS$975,000S$8,628 psm×1.000S$8,628 psm
Apr 2026Blk 42110 TO 12105 sqmS$865,000S$8,238 psm×1.000S$8,238 psm
Feb 2026Blk 42213 TO 15113 sqmS$919,000S$8,133 psm×0.997S$8,109 psm
Nov 2025Blk 41407 TO 09113 sqmS$965,000S$8,540 psm×0.996S$8,506 psm
Nov 2025Blk 41910 TO 12109 sqmS$820,000S$7,523 psm×0.996S$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

ApprovedBlockFlatRent a month
Sept 20262014 ROOMS$4,500
Sept 20264134 ROOMS$4,000
Sept 20264164 ROOMS$3,900
Sept 20264214 ROOMS$3,300
Sept 20262054 ROOMS$2,100
Aug 20264114 ROOMS$4,000
Aug 20262064 ROOMS$3,600
Aug 20262064 ROOMS$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 421 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 421 · 4 ROOM · 10 TO 12 · Model A · 62 years left
105 sqmS$865,000S$8,238 psm
Mar 2025
Blk 421 · 5 ROOM · 04 TO 06 · Improved · 63 years left
excluded: outlier
121 sqmS$818,000S$6,760 psm
Oct 2023
Blk 421 · 4 ROOM · 07 TO 09 · Model A · 65 years left
103 sqmS$770,000S$7,476 psm
Jul 2023
Blk 421 · 5 ROOM · 04 TO 06 · Improved · 65 years left
121 sqmS$875,000S$7,231 psm
Apr 2023
Blk 421 · 4 ROOM · 10 TO 12 · Model A · 65 years left
113 sqmS$730,000S$6,460 psm
Sept 2022
Blk 421 · 4 ROOM · 04 TO 06 · Model A · 66 years left
105 sqmS$680,000S$6,476 psm
Sept 2022
Blk 421 · 4 ROOM · 07 TO 09 · New Generation · 66 years left
94 sqmS$627,000S$6,670 psm
Feb 2022
Blk 421 · 4 ROOM · 13 TO 15 · Model A · 66 years left
111 sqmS$748,000S$6,739 psm
See more

Showing 8 of 41.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years56 yearsS$835,273S$922,209S$998,771S$1,016,238
10 years51 yearsS$797,349S$971,964S$1,140,047S$1,180,272
20 years41 yearsS$713,076S$1,059,593S$1,457,753S$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.