Blk 424 Serangoon Ctrl
Project page · 99-year lease from 1989
Based on 4 sales in this block, last 12 months. Search did not need to widen. 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 424 | 01 TO 03 | 146 sqm | S$1,160,000 | S$7,945 psm | ×1.000 | S$7,945 psm |
| Jul 2026 | Blk 424 | 10 TO 12 | 149 sqm | S$1,230,000 | S$8,255 psm | ×1.000 | S$8,255 psm |
| Mar 2026 | Blk 424 | 01 TO 03 | 146 sqm | S$1,040,000 | S$7,123 psm | ×0.997 | S$7,102 psm |
| Dec 2025 | Blk 424 | 07 TO 09 | 146 sqm | S$1,180,000 | S$8,082 psm | ×0.996 | S$8,050 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.
4.65% gross yield
S$54,300 of rent a year against the estimate above · 0.05 points below flats like it
Homes like this rent for about S$4,525 a month, the middle of 4 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, 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 |
|---|---|---|---|
| Jun 2026 | 418 | EXECUTIVE | S$4,800 |
| Jun 2026 | 424 | EXECUTIVE | S$4,450 |
| May 2026 | 418 | EXECUTIVE | S$4,000 |
| Oct 2025 | 418 | EXECUTIVE | S$4,600 |
median of 4 HDB rental approvals for EXECUTIVE on Serangoon Ctrl since 2025-10.
Buying or selling at S$1,167,682?
Buying: Stamp duty on S$1,167,682 · Cash and CPF needed on S$1,167,682 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,167,682.
Each opens with this figure filled in; change anything there.
Primary schools near 424 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 · 553 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Maris Stella High School (boys) · 641 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,010 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Zhonghua Primary School · 1,244 m · no 2025 Phase 2C ballot
- Cedar Primary School · 1,320 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 1,410 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,622 m · no 2025 Phase 2C ballot
- Xinghua Primary School · 1,887 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 424 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$1,160,000 | S$7,945 psm |
| Jul 2026 | Blk 424 · EXECUTIVE · 10 TO 12 · Maisonette · 62 years left | 149 sqm | S$1,230,000 | S$8,255 psm |
| Mar 2026 | Blk 424 · EXECUTIVE · 01 TO 03 · Maisonette · 62 years left | 146 sqm | S$1,040,000 | S$7,123 psm |
| Dec 2025 | Blk 424 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 146 sqm | S$1,180,000 | S$8,082 psm |
| May 2025 | Blk 424 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 149 sqm | S$1,200,000 | S$8,054 psm |
| Apr 2025 | Blk 424 · EXECUTIVE · 07 TO 09 · Maisonette · 63 years left | 146 sqm | S$1,190,000 | S$8,151 psm |
| Sept 2024 | Blk 424 · EXECUTIVE · 10 TO 12 · Maisonette · 64 years left | 149 sqm | S$1,100,000 | S$7,383 psm |
| Jun 2024 | Blk 424 · EXECUTIVE · 01 TO 03 · Maisonette · 64 years left | 146 sqm | S$1,000,000 | S$6,849 psm |
| Mar 2023 | Blk 424 · EXECUTIVE · 01 TO 03 · Maisonette · 65 years left excluded: outlier | 146 sqm | S$938,000 | S$6,425 psm |
| May 2022 | Blk 424 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 154 sqm | S$1,020,000 | S$6,623 psm |
Showing 10 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 424 · EXECUTIVE | S$4,450 | — |
| Jul 2025 | Blk 424 · EXECUTIVE | S$5,200 | — |
| May 2025 | Blk 424 · EXECUTIVE | S$5,000 | — |
| Sept 2024 | Blk 424 · EXECUTIVE | S$4,700 | — |
| Jun 2024 | Blk 424 · EXECUTIVE | S$4,200 | — |
| May 2024 | Blk 424 · EXECUTIVE | S$4,000 | — |
| Jul 2023 | Blk 424 · EXECUTIVE | S$4,200 | — |
| Jun 2023 | Blk 424 · EXECUTIVE | S$5,000 | — |
| Oct 2022 | Blk 424 · EXECUTIVE | S$3,300 | — |
| Aug 2022 | Blk 424 · EXECUTIVE | S$3,600 | — |
| Oct 2021 | Blk 424 · EXECUTIVE | S$2,650 | — |
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$1,126,573 | S$1,243,828 | S$1,347,090 | S$1,370,649 |
| 10 years | 51 years | S$1,075,423 | S$1,310,935 | S$1,537,636 | S$1,591,889 |
| 20 years | 41 years | S$961,760 | S$1,429,125 | S$1,966,141 | S$2,107,334 |
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.