Blk 236A Serangoon Ave 2
Project page · 99-year lease from 1998
Based on 7 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 234A | 01 TO 03 | 141 sqm | S$1,185,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| Sept 2026 | Blk 232A | 04 TO 06 | 141 sqm | S$1,180,000 | S$8,369 psm | ×1.000 | S$8,369 psm |
| Aug 2026 | Blk 234A | 01 TO 03 | 140 sqm | S$1,168,888 | S$8,349 psm | ×1.000 | S$8,349 psm |
| Jul 2026 | Blk 232A | 10 TO 12 | 140 sqm | S$1,270,000 | S$9,071 psm | ×1.000 | S$9,071 psm |
| Apr 2026 | Blk 232A | 10 TO 12 | 141 sqm | S$1,130,000 | S$8,014 psm | ×1.000 | S$8,014 psm |
| Feb 2026 | Blk 234A | 16 TO 18 | 140 sqm | S$1,228,000 | S$8,771 psm | ×0.997 | S$8,746 psm |
| Dec 2025 | Blk 234A | 01 TO 03 | 140 sqm | S$1,082,888 | S$7,735 psm | ×0.996 | S$7,705 psm |
How accurate is this estimate for Serangoon Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 41 sales in Serangoon Ave 2 since.
- Median error
- 4.2%
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.
4.46% gross yield
S$52,200 of rent a year against the estimate above · 0.48 points below flats like it
Homes like this rent for about S$4,350 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 4.94%, from 27 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 | 318 | EXECUTIVE | S$4,500 |
| Jun 2026 | 234A | EXECUTIVE | S$4,350 |
| May 2026 | 319 | EXECUTIVE | S$4,600 |
| Mar 2026 | 319 | EXECUTIVE | S$4,000 |
| Feb 2026 | 319 | EXECUTIVE | S$4,550 |
| Feb 2026 | 236A | EXECUTIVE | S$4,300 |
| Jan 2026 | 234A | EXECUTIVE | S$3,700 |
| Nov 2025 | 236A | EXECUTIVE | S$4,350 |
median of 13 HDB rental approvals for EXECUTIVE on Serangoon Ave 2 since 2025-10.
Buying or selling at S$1,171,631?
Buying: Stamp duty on S$1,171,631 · Cash and CPF needed on S$1,171,631 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,171,631.
Each opens with this figure filled in; change anything there.
Primary schools near 236a Serangoon Ave 2
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 · 437 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhonghua Primary School · 478 m · no 2025 Phase 2C ballot
- CHIJ Our Lady of Good Counsel (girls) · 706 m · no 2025 Phase 2C ballot
- St. Gabriel's Primary School (boys) · 868 m · no 2025 Phase 2C ballot
1 to 2 km
- Maris Stella High School (boys) · 1,552 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Kuo Chuan Presbyterian Primary School · 1,570 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Paya Lebar Methodist Girls' School (Primary) (girls) · 1,684 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Townsville Primary School · 1,704 m
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2024 | Blk 236A · EXECUTIVE · 07 TO 09 · Apartment · 73 years left | 140 sqm | S$1,180,000 | S$8,429 psm |
| Jul 2024 | Blk 236A · EXECUTIVE · 16 TO 18 · Apartment · 73 years left | 140 sqm | S$1,238,000 | S$8,843 psm |
| Sept 2023 | Blk 236A · EXECUTIVE · 07 TO 09 · Apartment · 74 years left | 140 sqm | S$1,100,000 | S$7,857 psm |
| Jan 2023 | Blk 236A · EXECUTIVE · 01 TO 03 · Apartment · 75 years left | 140 sqm | S$1,038,000 | S$7,414 psm |
| Dec 2022 | Blk 236A · EXECUTIVE · 10 TO 12 · Apartment · 75 years left | 140 sqm | S$1,068,000 | S$7,629 psm |
| Nov 2021 | Blk 236A · EXECUTIVE · 13 TO 15 · Apartment · 76 years left | 140 sqm | S$1,030,000 | S$7,357 psm |
Showing 6 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 236A · EXECUTIVE | S$4,300 | — |
| Nov 2025 | Blk 236A · EXECUTIVE | S$4,350 | — |
| Oct 2025 | Blk 236A · EXECUTIVE | S$4,300 | — |
| Mar 2025 | Blk 236A · EXECUTIVE | S$4,000 | — |
| Dec 2024 | Blk 236A · EXECUTIVE | S$4,500 | — |
| Dec 2024 | Blk 236A · EXECUTIVE | S$4,300 | — |
| Feb 2024 | Blk 236A · EXECUTIVE | S$4,200 | — |
| Oct 2023 | Blk 236A · EXECUTIVE | S$4,100 | — |
| Apr 2023 | Blk 236A · EXECUTIVE | S$2,600 | — |
| Dec 2022 | Blk 236A · EXECUTIVE | S$4,500 | — |
| Nov 2022 | Blk 236A · EXECUTIVE | S$3,400 | — |
| Aug 2022 | Blk 236A · EXECUTIVE | S$2,900 | — |
| Jul 2022 | Blk 236A · EXECUTIVE | S$3,800 | — |
| Dec 2021 | Blk 236A · EXECUTIVE | S$2,900 | — |
| Mar 2021 | Blk 236A · EXECUTIVE | S$2,500 | — |
| Feb 2021 | Blk 236A · EXECUTIVE | S$2,700 | — |
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 70 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 | 65 years | S$1,123,955 | S$1,240,937 | S$1,343,958 | S$1,367,463 |
| 10 years | 60 years | S$1,088,862 | S$1,327,317 | S$1,556,850 | S$1,611,782 |
| 20 years | 50 years | S$1,002,830 | S$1,490,153 | S$2,050,102 | S$2,197,325 |
On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.78% 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.