Blk 478 Segar Rd
Project page · 99-year lease from 2003
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 478 | 04 TO 06 | 125 sqm | S$695,000 | S$5,560 psm | ×1.000 | S$5,560 psm |
| Apr 2026 | Blk 478 | 07 TO 09 | 128 sqm | S$680,000 | S$5,313 psm | ×1.000 | S$5,313 psm |
| Jan 2026 | Blk 478 | 13 TO 15 | 125 sqm | S$730,000 | S$5,840 psm | ×0.997 | S$5,823 psm |
| Jan 2026 | Blk 478 | 13 TO 15 | 125 sqm | S$760,000 | S$6,080 psm | ×0.997 | S$6,062 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.
5.11% gross yield
S$37,200 of rent a year against the estimate above · 0.17 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$728,497?
Buying: Stamp duty on S$728,497 · Cash and CPF needed on S$728,497 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$728,497.
Each opens with this figure filled in; change anything there.
Primary schools near 478 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 · 557 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 614 m · no 2025 Phase 2C ballot
- West Spring Primary School · 676 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhenghua Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- West View Primary School · 1,500 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,734 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 478 · EXECUTIVE · 04 TO 06 · Premium Apartment · 75 years left | 125 sqm | S$695,000 | S$5,560 psm |
| May 2026 | Blk 478 · 5 ROOM · 01 TO 03 · Premium Apartment · 76 years left | 112 sqm | S$580,000 | S$5,179 psm |
| Apr 2026 | Blk 478 · EXECUTIVE · 07 TO 09 · Premium Apartment · 76 years left | 128 sqm | S$680,000 | S$5,313 psm |
| Jan 2026 | Blk 478 · EXECUTIVE · 13 TO 15 · Premium Apartment · 76 years left | 125 sqm | S$760,000 | S$6,080 psm |
| Jan 2026 | Blk 478 · EXECUTIVE · 13 TO 15 · Premium Apartment · 76 years left | 125 sqm | S$730,000 | S$5,840 psm |
| Jul 2024 | Blk 478 · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 92 sqm | S$539,000 | S$5,859 psm |
| Apr 2024 | Blk 478 · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 92 sqm | S$531,000 | S$5,772 psm |
| Jan 2024 | Blk 478 · 4 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Sept 2023 | Blk 478 · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 110 sqm | S$555,000 | S$5,045 psm |
| Jun 2023 | Blk 478 · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 110 sqm | S$562,000 | S$5,109 psm |
| Jun 2022 | Blk 478 · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 112 sqm | S$450,000 | S$4,018 psm |
| Mar 2022 | Blk 478 · 4 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 92 sqm | S$435,000 | S$4,728 psm |
| Nov 2021 | Blk 478 · 4 ROOM · 04 TO 06 · Premium Apartment · 80 years left | 92 sqm | S$425,000 | S$4,620 psm |
Showing 13 of 71.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2023 | Blk 478 · 5 ROOM | S$3,500 | — |
| Sept 2021 | Blk 478 · 5 ROOM | S$2,200 | — |
| Apr 2021 | Blk 478 · 5 ROOM | S$2,500 | — |
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$687,517 | S$759,075 | S$822,092 | S$836,470 |
| 10 years | 65 years | S$659,540 | S$803,976 | S$943,008 | S$976,280 |
| 20 years | 55 years | S$616,454 | S$916,018 | S$1,260,227 | S$1,350,726 |
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.