Blk 537 Serangoon Nth Ave 4
Project page · 99-year lease from 1992
Based on 22 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 539 | 04 TO 06 | 147 sqm | S$990,000 | S$6,735 psm | ×1.000 | S$6,735 psm |
| Oct 2026 | Blk 542 | 07 TO 09 | 147 sqm | S$1,120,000 | S$7,619 psm | ×1.000 | S$7,619 psm |
| Sept 2026 | Blk 519 | 07 TO 09 | 147 sqm | S$1,081,000 | S$7,354 psm | ×1.000 | S$7,354 psm |
| Sept 2026 | Blk 542 | 01 TO 03 | 149 sqm | S$970,000 | S$6,510 psm | ×1.000 | S$6,510 psm |
| Sept 2026 | Blk 506 | 10 TO 12 | 145 sqm | S$1,160,000 | S$8,000 psm | ×1.000 | S$8,000 psm |
| Sept 2026 | Blk 535 | 04 TO 06 | 149 sqm | S$1,088,000 | S$7,302 psm | ×1.000 | S$7,302 psm |
| Sept 2026 | Blk 542 | 01 TO 03 | 149 sqm | S$1,105,000 | S$7,416 psm | ×1.000 | S$7,416 psm |
| Sept 2026 | Blk 526 | 04 TO 06 | 147 sqm | S$1,140,000 | S$7,755 psm | ×1.000 | S$7,755 psm |
| Jul 2026 | Blk 539 | 04 TO 06 | 147 sqm | S$1,025,000 | S$6,973 psm | ×1.000 | S$6,973 psm |
| Jul 2026 | Blk 520 | 07 TO 09 | 147 sqm | S$1,100,000 | S$7,483 psm | ×1.000 | S$7,483 psm |
| Jul 2026 | Blk 520 | 04 TO 06 | 147 sqm | S$1,030,000 | S$7,007 psm | ×1.000 | S$7,007 psm |
| Jul 2026 | Blk 506A | 13 TO 15 | 146 sqm | S$1,130,000 | S$7,740 psm | ×1.000 | S$7,740 psm |
| Apr 2026 | Blk 526 | 10 TO 12 | 147 sqm | S$1,120,000 | S$7,619 psm | ×1.000 | S$7,619 psm |
| Mar 2026 | Blk 535 | 04 TO 06 | 149 sqm | S$980,000 | S$6,577 psm | ×0.997 | S$6,558 psm |
| Mar 2026 | Blk 519 | 07 TO 09 | 147 sqm | S$1,168,168 | S$7,947 psm | ×0.997 | S$7,923 psm |
| Mar 2026 | Blk 542 | 01 TO 03 | 147 sqm | S$1,010,000 | S$6,871 psm | ×0.997 | S$6,850 psm |
| Mar 2026 | Blk 542 | 04 TO 06 | 149 sqm | S$1,040,000 | S$6,980 psm | ×0.997 | S$6,959 psm |
| Jan 2026 | Blk 537 | 04 TO 06 | 149 sqm | S$1,145,000 | S$7,685 psm | ×0.997 | S$7,662 psm |
| Jan 2026 | Blk 506 | 13 TO 15 | 149 sqm | S$1,130,000 | S$7,584 psm | ×0.997 | S$7,562 psm |
| Jan 2026 | Blk 519 | 01 TO 03 | 147 sqm | S$1,005,000 | S$6,837 psm | ×0.997 | S$6,817 psm |
| Dec 2025 | Blk 520 | 07 TO 09 | 147 sqm | S$1,080,000 | S$7,347 psm | ×0.996 | S$7,318 psm |
| Nov 2025 | Blk 539 | 04 TO 06 | 147 sqm | S$975,888 | S$6,639 psm | ×0.996 | S$6,613 psm |
How accurate is this estimate for Serangoon Nth Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 72 sales in Serangoon Nth Ave 4 since.
- Median error
- 4.0%
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.
4.12% gross yield
S$45,000 of rent a year against the estimate above · 0.58 points below flats like it
Homes like this rent for about S$3,750 a month, the middle of 27 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 |
|---|---|---|---|
| Jul 2026 | 527 | EXECUTIVE | S$3,800 |
| Jul 2026 | 519 | EXECUTIVE | S$3,750 |
| Jun 2026 | 537 | EXECUTIVE | S$3,800 |
| Jun 2026 | 520 | EXECUTIVE | S$3,800 |
| Jun 2026 | 527 | EXECUTIVE | S$3,500 |
| May 2026 | 506A | EXECUTIVE | S$5,500 |
| May 2026 | 506 | EXECUTIVE | S$5,000 |
| May 2026 | 535 | EXECUTIVE | S$4,000 |
median of 27 HDB rental approvals for EXECUTIVE on Serangoon Nth Ave 4 since 2025-10.
Buying or selling at S$1,093,049?
Buying: Stamp duty on S$1,093,049 · Cash and CPF needed on S$1,093,049 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,093,049.
Each opens with this figure filled in; change anything there.
Primary schools near 537 Serangoon Nth Ave 4
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
- Rosyth School · 86 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Xinmin Primary School · 1,029 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yio Chu Kang Primary School · 1,417 m · no 2025 Phase 2C ballot
- Zhonghua Primary School · 1,484 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,698 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,718 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,964 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 149 sqm | S$1,145,000 | S$7,685 psm |
| Aug 2025 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left | 147 sqm | S$1,065,000 | S$7,245 psm |
| Aug 2025 | Blk 537 · EXECUTIVE · 10 TO 12 · Maisonette · 66 years left | 149 sqm | S$1,097,000 | S$7,362 psm |
| Jul 2025 | Blk 537 · EXECUTIVE · 07 TO 09 · Maisonette · 66 years left | 147 sqm | S$1,048,888 | S$7,135 psm |
| Apr 2025 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 67 years left | 147 sqm | S$1,053,000 | S$7,163 psm |
| Feb 2025 | Blk 537 · EXECUTIVE · 01 TO 03 · Maisonette · 67 years left | 147 sqm | S$975,000 | S$6,633 psm |
| Dec 2024 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 67 years left | 149 sqm | S$1,080,000 | S$7,248 psm |
| Nov 2024 | Blk 537 · EXECUTIVE · 01 TO 03 · Maisonette · 67 years left | 147 sqm | S$970,000 | S$6,599 psm |
| Oct 2024 | Blk 537 · EXECUTIVE · 07 TO 09 · Apartment · 67 years left | 149 sqm | S$1,080,000 | S$7,248 psm |
| Aug 2024 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 67 years left | 149 sqm | S$990,000 | S$6,644 psm |
| Jul 2024 | Blk 537 · EXECUTIVE · 04 TO 06 · Apartment · 67 years left | 153 sqm | S$1,000,000 | S$6,536 psm |
| Mar 2024 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 68 years left | 152 sqm | S$1,000,000 | S$6,579 psm |
| Nov 2023 | Blk 537 · EXECUTIVE · 10 TO 12 · Apartment · 68 years left | 149 sqm | S$982,000 | S$6,591 psm |
| Jun 2023 | Blk 537 · EXECUTIVE · 07 TO 09 · Apartment · 68 years left | 149 sqm | S$938,000 | S$6,295 psm |
| Feb 2022 | Blk 537 · EXECUTIVE · 01 TO 03 · Maisonette · 70 years left | 147 sqm | S$808,000 | S$5,497 psm |
| Jan 2022 | Blk 537 · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left | 147 sqm | S$778,000 | S$5,293 psm |
Showing 16 of 63.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 537 · EXECUTIVE | S$3,800 | — |
| Apr 2026 | Blk 537 · EXECUTIVE | S$4,500 | — |
| Sept 2025 | Blk 537 · EXECUTIVE | S$4,000 | — |
| Jun 2024 | Blk 537 · EXECUTIVE | S$3,800 | — |
| Apr 2024 | Blk 537 · EXECUTIVE | S$4,600 | — |
| Jan 2024 | Blk 537 · EXECUTIVE | S$3,850 | — |
| Sept 2023 | Blk 537 · EXECUTIVE | S$3,800 | — |
| May 2022 | Blk 537 · EXECUTIVE | S$3,800 | — |
| Mar 2022 | Blk 537 · EXECUTIVE | S$2,550 | — |
| Oct 2021 | Blk 537 · EXECUTIVE | S$2,500 | — |
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 64 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 | 59 years | S$1,054,568 | S$1,164,329 | S$1,260,990 | S$1,283,044 |
| 10 years | 54 years | S$1,006,687 | S$1,227,146 | S$1,439,357 | S$1,490,143 |
| 20 years | 44 years | S$900,289 | S$1,337,782 | S$1,840,475 | S$1,972,644 |
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.