Blk 544 Serangoon Nth Ave 3
Project page · 99-year lease from 1997
Based on 6 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 543 | 10 TO 12 | 139 sqm | S$1,050,000 | S$7,554 psm | ×0.997 | S$7,532 psm |
| Oct 2025 | Blk 544 | 07 TO 09 | 140 sqm | S$1,080,888 | S$7,721 psm | ×0.996 | S$7,690 psm |
| Oct 2025 | Blk 544 | 01 TO 03 | 144 sqm | S$960,000 | S$6,667 psm | ×0.996 | S$6,640 psm |
| May 2025 | Blk 544 | 10 TO 12 | 140 sqm | S$1,000,000 | S$7,143 psm | ×1.000 | S$7,139 psm |
| Apr 2025 | Blk 543 | 07 TO 09 | 140 sqm | S$1,025,000 | S$7,321 psm | ×1.000 | S$7,318 psm |
| Feb 2025 | Blk 543 | 10 TO 12 | 140 sqm | S$980,000 | S$7,000 psm | ×1.009 | S$7,063 psm |
How accurate is this estimate for Serangoon Nth Ave 3?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 21 sales in Serangoon Nth Ave 3 since.
- Median error
- 2.3%
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.
4.84% gross yield
S$49,200 of rent a year against the estimate above · 0.14 points above flats like it
Homes like this rent for about S$4,100 a month, the middle of 2 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 |
|---|---|---|---|
| Apr 2026 | 544 | EXECUTIVE | S$4,500 |
| Mar 2026 | 543 | EXECUTIVE | S$3,700 |
median of 2 HDB rental approvals for EXECUTIVE on Serangoon Nth Ave 3 since 2025-10.
Buying or selling at S$1,015,615?
Buying: Stamp duty on S$1,015,615 · Cash and CPF needed on S$1,015,615 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,015,615.
Each opens with this figure filled in; change anything there.
Primary schools near 544 Serangoon Nth Ave 3
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 · 323 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Hougang Primary School · 1,114 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,269 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 1,508 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,628 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 1,686 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 1,914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Montfort Junior School (boys) · 1,928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2025 | Blk 544 · EXECUTIVE · 01 TO 03 · Maisonette · 71 years left | 144 sqm | S$960,000 | S$6,667 psm |
| Oct 2025 | Blk 544 · EXECUTIVE · 07 TO 09 · Apartment · 71 years left | 140 sqm | S$1,080,888 | S$7,721 psm |
| May 2025 | Blk 544 · EXECUTIVE · 10 TO 12 · Apartment · 72 years left | 140 sqm | S$1,000,000 | S$7,143 psm |
| Aug 2023 | Blk 544 · EXECUTIVE · 10 TO 12 · Maisonette · 73 years left | 144 sqm | S$970,000 | S$6,736 psm |
Showing 4 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 544 · EXECUTIVE | S$4,500 | — |
| Nov 2024 | Blk 544 · EXECUTIVE | S$3,800 | — |
| Jul 2024 | Blk 544 · EXECUTIVE | S$4,000 | — |
| Oct 2023 | Blk 544 · EXECUTIVE | S$2,700 | — |
| Dec 2022 | Blk 544 · EXECUTIVE | S$4,500 | — |
| Oct 2021 | Blk 544 · EXECUTIVE | S$2,700 | — |
| Jun 2021 | Blk 544 · EXECUTIVE | S$3,100 | — |
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 69 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 | 64 years | S$983,906 | S$1,086,312 | S$1,176,496 | S$1,197,072 |
| 10 years | 59 years | S$949,267 | S$1,157,152 | S$1,357,259 | S$1,405,148 |
| 20 years | 49 years | S$860,522 | S$1,278,690 | S$1,759,179 | S$1,885,509 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.