Blk 474 Segar Rd
Project page · 99-year lease from 2003
Based on 3 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 474 | 13 TO 15 | 128 sqm | S$765,000 | S$5,977 psm | ×1.000 | S$5,977 psm |
| Aug 2026 | Blk 474 | 10 TO 12 | 128 sqm | S$725,000 | S$5,664 psm | ×1.000 | S$5,664 psm |
| Jan 2026 | Blk 474 | 10 TO 12 | 128 sqm | S$749,288 | S$5,854 psm | ×0.997 | S$5,837 psm |
How accurate is this estimate for Segar Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 157 sales in Segar Rd since.
- Median error
- 1.7%
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.
4.98% gross yield
S$37,200 of rent a year against the estimate above · 0.04 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 7 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 |
|---|---|---|---|
| Sept 2026 | 470 | EXECUTIVE | S$3,100 |
| Aug 2026 | 466 | EXECUTIVE | S$3,000 |
| May 2026 | 471 | EXECUTIVE | S$3,100 |
| May 2026 | 479 | EXECUTIVE | S$2,750 |
| Apr 2026 | 474 | EXECUTIVE | S$3,100 |
| Mar 2026 | 472 | EXECUTIVE | S$3,600 |
| Nov 2025 | 466 | EXECUTIVE | S$2,900 |
median of 7 HDB rental approvals for EXECUTIVE on Segar Rd since 2025-10.
Buying or selling at S$747,077?
Buying: Stamp duty on S$747,077 · Cash and CPF needed on S$747,077 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$747,077.
Each opens with this figure filled in; change anything there.
Primary schools near 474 Segar Rd
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
- Beacon Primary School · 464 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 508 m · no 2025 Phase 2C ballot
- West Spring Primary School · 623 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 954 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- West View Primary School · 1,412 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,628 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 474 · EXECUTIVE · 10 TO 12 · Premium Apartment · 75 years left | 128 sqm | S$725,000 | S$5,664 psm |
| Aug 2026 | Blk 474 · EXECUTIVE · 13 TO 15 · Premium Apartment · 76 years left | 128 sqm | S$765,000 | S$5,977 psm |
| Jan 2026 | Blk 474 · EXECUTIVE · 10 TO 12 · Premium Apartment · 76 years left | 128 sqm | S$749,288 | S$5,854 psm |
| Apr 2025 | Blk 474 · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Mar 2025 | Blk 474 · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left | 110 sqm | S$556,000 | S$5,055 psm |
| Feb 2025 | Blk 474 · 5 ROOM · 16 TO 18 · Premium Apartment · 77 years left | 111 sqm | S$600,000 | S$5,405 psm |
| Nov 2024 | Blk 474 · EXECUTIVE · 13 TO 15 · Premium Apartment · 77 years left | 128 sqm | S$712,888 | S$5,569 psm |
| Jul 2024 | Blk 474 · EXECUTIVE · 04 TO 06 · Premium Apartment · 78 years left | 128 sqm | S$650,000 | S$5,078 psm |
| Jun 2024 | Blk 474 · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 110 sqm | S$561,588 | S$5,105 psm |
| Jun 2024 | Blk 474 · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 91 sqm | S$500,000 | S$5,495 psm |
| Mar 2024 | Blk 474 · 4 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 91 sqm | S$488,000 | S$5,363 psm |
| Nov 2023 | Blk 474 · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 111 sqm | S$583,000 | S$5,252 psm |
| Jan 2023 | Blk 474 · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 112 sqm | S$515,000 | S$4,598 psm |
| Jul 2022 | Blk 474 · 5 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 111 sqm | S$499,000 | S$4,496 psm |
| May 2022 | Blk 474 · EXECUTIVE · 10 TO 12 · Premium Apartment · 80 years left | 128 sqm | S$626,000 | S$4,891 psm |
| Jan 2022 | Blk 474 · EXECUTIVE · 01 TO 03 · Premium Apartment · 80 years left excluded: outlier | 128 sqm | S$500,000 | S$3,906 psm |
Showing 16 of 94.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 474 · EXECUTIVE | S$3,100 | — |
| Mar 2026 | Blk 474 · 5 ROOM | S$3,400 | — |
| Jun 2025 | Blk 474 · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 474 · EXECUTIVE | S$3,000 | — |
| May 2025 | Blk 474 · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 474 · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 474 · 5 ROOM | S$3,800 | — |
| Oct 2024 | Blk 474 · EXECUTIVE | S$3,300 | — |
| Jul 2024 | Blk 474 · 5 ROOM | S$2,950 | — |
| Apr 2024 | Blk 474 · EXECUTIVE | S$3,000 | — |
| Mar 2024 | Blk 474 · 5 ROOM | S$3,400 | — |
| Jun 2023 | Blk 474 · 5 ROOM | S$2,800 | — |
| Jun 2023 | Blk 474 · 5 ROOM | S$2,400 | — |
| May 2023 | Blk 474 · EXECUTIVE | S$2,200 | — |
| Dec 2022 | Blk 474 · 5 ROOM | S$3,300 | — |
| Oct 2022 | Blk 474 · EXECUTIVE | S$3,300 | — |
| Oct 2022 | Blk 474 · 5 ROOM | S$1,900 | — |
| May 2022 | Blk 474 · EXECUTIVE | S$2,550 | — |
| May 2022 | Blk 474 · 5 ROOM | S$2,100 | — |
| Mar 2022 | Blk 474 · 5 ROOM | S$1,700 | — |
| Jul 2021 | Blk 474 · EXECUTIVE | S$2,100 | — |
| Jun 2021 | Blk 474 · 5 ROOM | S$2,100 | — |
| May 2021 | Blk 474 · EXECUTIVE | S$2,200 | — |
| Apr 2021 | Blk 474 · 4 ROOM | S$1,450 | — |
| Feb 2021 | Blk 474 · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 474 · 5 ROOM | S$1,800 | — |
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 75 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 | 70 years | S$705,053 | S$778,435 | S$843,060 | S$857,804 |
| 10 years | 65 years | S$676,362 | S$824,481 | S$967,059 | S$1,001,181 |
| 20 years | 55 years | S$632,177 | S$939,381 | S$1,292,369 | S$1,385,177 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.