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HDB · 550541

Blk 541 Serangoon Nth Ave 4

Project page · 99-year lease from 1992

Indicative value range
S$751,692 – S$855,025
Indicative mid S$815,587 · S$6,685 psm

Based on 19 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
Sept 2026Blk 535A01 TO 03124 sqmS$725,000S$5,847 psm×1.000S$5,847 psm
Sept 2026Blk 54007 TO 09122 sqmS$830,000S$6,803 psm×1.000S$6,803 psm
Sept 2026Blk 54107 TO 09122 sqmS$850,000S$6,967 psm×1.000S$6,967 psm
Aug 2026Blk 50707 TO 09121 sqmS$920,000S$7,603 psm×1.000S$7,603 psm
Aug 2026Blk 50510 TO 12124 sqmS$810,000S$6,532 psm×1.000S$6,532 psm
Jul 2026Blk 51207 TO 09121 sqmS$853,000S$7,050 psm×1.000S$7,050 psm
Jul 2026Blk 51001 TO 03122 sqmS$738,000S$6,049 psm×1.000S$6,049 psm
Jun 2026Blk 53204 TO 06122 sqmS$750,000S$6,148 psm×1.000S$6,148 psm
May 2026Blk 51204 TO 06120 sqmS$860,000S$7,167 psm×1.000S$7,167 psm
May 2026Blk 50001 TO 03124 sqmS$730,000S$5,887 psm×1.000S$5,887 psm
May 2026Blk 54007 TO 09122 sqmS$838,000S$6,869 psm×1.000S$6,869 psm
May 2026Blk 50807 TO 09121 sqmS$858,000S$7,091 psm×1.000S$7,091 psm
May 2026Blk 50007 TO 09124 sqmS$775,000S$6,250 psm×1.000S$6,250 psm
Feb 2026Blk 50001 TO 03125 sqmS$745,000S$5,960 psm×0.997S$5,942 psm
Jan 2026Blk 50104 TO 06124 sqmS$768,000S$6,194 psm×0.997S$6,175 psm
Jan 2026Blk 52410 TO 12122 sqmS$818,000S$6,705 psm×0.997S$6,685 psm
Dec 2025Blk 52304 TO 06122 sqmS$825,000S$6,762 psm×0.996S$6,736 psm
Nov 2025Blk 53804 TO 06122 sqmS$788,000S$6,459 psm×0.996S$6,434 psm
Nov 2025Blk 51107 TO 09121 sqmS$870,000S$7,190 psm×0.996S$7,162 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.

5.30% gross yield

S$43,200 of rent a year against the estimate above · 0.38 points below flats like it

Homes like this rent for about S$3,600 a month, the middle of 42 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 20265015 ROOMS$4,000
Sept 20265415 ROOMS$3,800
Sept 20265045 ROOMS$3,600
Aug 20265175 ROOMS$3,400
Jul 20265405 ROOMS$3,500
Jul 20265045 ROOMS$3,400
Jul 2026535A5 ROOMS$3,400
Jun 20265005 ROOMS$3,800

median of 42 HDB rental approvals for 5 ROOM on Serangoon Nth Ave 4 since 2025-10.

Buying or selling at S$815,587?

Buying: Stamp duty on S$815,587 · Cash and CPF needed on S$815,587 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$815,587.

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

Primary schools near 541 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 541 · 5 ROOM · 07 TO 09 · Improved · 65 years left
122 sqmS$850,000S$6,967 psm
Jul 2025
Blk 541 · 4 ROOM · 01 TO 03 · Model A · 66 years left
104 sqmS$608,000S$5,846 psm
May 2025
Blk 541 · 4 ROOM · 01 TO 03 · Model A · 67 years left
104 sqmS$583,000S$5,606 psm
Jan 2025
Blk 541 · 5 ROOM · 07 TO 09 · Improved · 67 years left
122 sqmS$767,000S$6,287 psm
May 2024
Blk 541 · 5 ROOM · 10 TO 12 · Improved · 68 years left
122 sqmS$760,000S$6,230 psm
Apr 2024
Blk 541 · 5 ROOM · 01 TO 03 · Improved · 68 years left
122 sqmS$623,500S$5,111 psm
Mar 2024
Blk 541 · 4 ROOM · 01 TO 03 · Model A · 68 years left
104 sqmS$570,000S$5,481 psm
Feb 2024
Blk 541 · 5 ROOM · 10 TO 12 · Improved · 68 years left
122 sqmS$748,000S$6,131 psm
Oct 2023
Blk 541 · 4 ROOM · 01 TO 03 · Model A · 68 years left
104 sqmS$560,000S$5,385 psm
Sept 2023
Blk 541 · 5 ROOM · 07 TO 09 · Improved · 68 years left
122 sqmS$725,000S$5,943 psm
Jul 2023
Blk 541 · 4 ROOM · 10 TO 12 · Model A · 68 years left
104 sqmS$550,000S$5,288 psm
Apr 2023
Blk 541 · 5 ROOM · 07 TO 09 · Improved · 69 years left
122 sqmS$688,000S$5,639 psm
Oct 2021
Blk 541 · 5 ROOM · 01 TO 03 · Improved · 70 years left
122 sqmS$548,000S$4,492 psm
See more

Showing 13 of 50.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years59 yearsS$786,874S$868,773S$940,898S$957,353
10 years54 yearsS$751,148S$915,645S$1,073,988S$1,111,882
20 years44 yearsS$671,757S$998,196S$1,373,285S$1,471,903

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.