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HDB · 550542

Blk 542 Serangoon Nth Ave 4

Project page · 99-year lease from 1992

Indicative value range
S$1,020,722 – S$1,105,000
Indicative mid S$1,036,933 · S$6,959 psm

Based on 5 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 54207 TO 09147 sqmS$1,120,000S$7,619 psm×1.000S$7,619 psm
Sept 2026Blk 54201 TO 03149 sqmS$970,000S$6,510 psm×1.000S$6,510 psm
Sept 2026Blk 54201 TO 03149 sqmS$1,105,000S$7,416 psm×1.000S$7,416 psm
Mar 2026Blk 54201 TO 03147 sqmS$1,010,000S$6,871 psm×0.997S$6,850 psm
Mar 2026Blk 54204 TO 06149 sqmS$1,040,000S$6,980 psm×0.997S$6,959 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.

4.34% gross yield

S$45,000 of rent a year against the estimate above · 0.36 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

ApprovedBlockFlatRent a month
Jul 2026527EXECUTIVES$3,800
Jul 2026519EXECUTIVES$3,750
Jun 2026537EXECUTIVES$3,800
Jun 2026520EXECUTIVES$3,800
Jun 2026527EXECUTIVES$3,500
May 2026506AEXECUTIVES$5,500
May 2026506EXECUTIVES$5,000
May 2026535EXECUTIVES$4,000

median of 27 HDB rental approvals for EXECUTIVE on Serangoon Nth Ave 4 since 2025-10.

Buying or selling at S$1,036,933?

Buying: Stamp duty on S$1,036,933 · Cash and CPF needed on S$1,036,933 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,036,933.

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

Primary schools near 542 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
Oct 2026
Blk 542 · EXECUTIVE · 07 TO 09 · Maisonette · 65 years left
147 sqmS$1,120,000S$7,619 psm
Sept 2026
Blk 542 · EXECUTIVE · 01 TO 03 · Apartment · 65 years left
149 sqmS$1,105,000S$7,416 psm
Sept 2026
Blk 542 · EXECUTIVE · 01 TO 03 · Apartment · 65 years left
149 sqmS$970,000S$6,510 psm
Mar 2026
Blk 542 · EXECUTIVE · 04 TO 06 · Maisonette · 66 years left
149 sqmS$1,040,000S$6,980 psm
Mar 2026
Blk 542 · EXECUTIVE · 01 TO 03 · Maisonette · 66 years left
147 sqmS$1,010,000S$6,871 psm
Mar 2025
Blk 542 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left
147 sqmS$1,020,888S$6,945 psm
Sept 2024
Blk 542 · EXECUTIVE · 04 TO 06 · Maisonette · 67 years left
149 sqmS$950,000S$6,376 psm
Jul 2024
Blk 542 · EXECUTIVE · 10 TO 12 · Maisonette · 67 years left
147 sqmS$980,000S$6,667 psm
Apr 2023
Blk 542 · EXECUTIVE · 07 TO 09 · Maisonette · 69 years left
147 sqmS$900,000S$6,122 psm
Mar 2023
Blk 542 · EXECUTIVE · 04 TO 06 · Maisonette · 69 years left
excluded: outlier
152 sqmS$1,030,000S$6,776 psm
Jul 2022
Blk 542 · EXECUTIVE · 07 TO 09 · Maisonette · 69 years left
excluded: outlier
152 sqmS$745,000S$4,901 psm
Jun 2022
Blk 542 · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left
147 sqmS$835,000S$5,680 psm
Jun 2022
Blk 542 · EXECUTIVE · 01 TO 03 · Maisonette · 69 years left
147 sqmS$785,000S$5,340 psm
May 2022
Blk 542 · EXECUTIVE · 10 TO 12 · Maisonette · 70 years left
147 sqmS$838,000S$5,701 psm
Feb 2022
Blk 542 · EXECUTIVE · 10 TO 12 · Maisonette · 70 years left
147 sqmS$828,000S$5,633 psm
Jan 2022
Blk 542 · EXECUTIVE · 07 TO 09 · Apartment · 70 years left
149 sqmS$780,000S$5,235 psm
Oct 2021
Blk 542 · EXECUTIVE · 04 TO 06 · Maisonette · 70 years left
149 sqmS$730,000S$4,899 psm
See more

Showing 17 of 66.

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$1,000,428S$1,104,553S$1,196,252S$1,217,173
10 years54 yearsS$955,005S$1,164,145S$1,365,462S$1,413,640
20 years44 yearsS$854,069S$1,269,101S$1,745,986S$1,871,369

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.