Blk 485 Segar Rd
Project page · 99-year lease from 2014
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 485 | 10 TO 12 | 67 sqm | S$508,000 | S$7,582 psm | ×1.000 | S$7,582 psm |
| Jul 2026 | Blk 485 | 07 TO 09 | 67 sqm | S$500,800 | S$7,475 psm | ×1.000 | S$7,475 psm |
| May 2026 | Blk 485 | 13 TO 15 | 67 sqm | S$518,000 | S$7,731 psm | ×1.000 | S$7,731 psm |
| Dec 2025 | Blk 485 | 07 TO 09 | 67 sqm | S$488,000 | S$7,284 psm | ×0.996 | S$7,255 psm |
| Dec 2025 | Blk 485 | 07 TO 09 | 67 sqm | S$485,000 | S$7,239 psm | ×0.996 | S$7,210 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.
6.23% gross yield
S$31,200 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$2,600 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 548B | 3 ROOM | S$2,000 |
| Sept 2026 | 547D | 3 ROOM | S$2,000 |
| Jul 2026 | 485 | 3 ROOM | S$2,800 |
| Jul 2026 | 486 | 3 ROOM | S$2,700 |
| Jul 2026 | 548B | 3 ROOM | S$2,700 |
| Jul 2026 | 547D | 3 ROOM | S$2,700 |
| Jun 2026 | 456 | 3 ROOM | S$2,600 |
| May 2026 | 458 | 3 ROOM | S$2,600 |
median of 19 HDB rental approvals for 3 ROOM on Segar Rd since 2025-10.
Buying or selling at S$500,800?
Buying: Stamp duty on S$500,800 · Cash and CPF needed on S$500,800 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$500,800.
Each opens with this figure filled in; change anything there.
Primary schools near 485 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
- Greenridge Primary School · 425 m · no 2025 Phase 2C ballot
- West Spring Primary School · 503 m · no 2025 Phase 2C ballot
- Beacon Primary School · 504 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 922 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- West View Primary School · 1,303 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,620 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,957 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 87 years left | 67 sqm | S$508,000 | S$7,582 psm |
| Jul 2026 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 87 years left | 67 sqm | S$500,800 | S$7,475 psm |
| May 2026 | Blk 485 · 4 ROOM · 07 TO 09 · Model A · 88 years left excluded: outlier | 93 sqm | S$558,000 | S$6,000 psm |
| May 2026 | Blk 485 · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$518,000 | S$7,731 psm |
| Feb 2026 | Blk 485 · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$618,000 | S$6,717 psm |
| Dec 2025 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Dec 2025 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 88 years left | 67 sqm | S$488,000 | S$7,284 psm |
| Sept 2025 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$498,000 | S$7,433 psm |
| Aug 2025 | Blk 485 · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Aug 2025 | Blk 485 · 4 ROOM · 01 TO 03 · Model A · 88 years left | 93 sqm | S$568,000 | S$6,108 psm |
| Aug 2025 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$505,000 | S$7,537 psm |
| Jul 2025 | Blk 485 · 4 ROOM · 07 TO 09 · Model A · 88 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Jun 2025 | Blk 485 · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$618,888 | S$6,655 psm |
| May 2025 | Blk 485 · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$588,888 | S$6,332 psm |
| May 2025 | Blk 485 · 3 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 67 sqm | S$399,000 | S$5,955 psm |
| Feb 2025 | Blk 485 · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jan 2025 | Blk 485 · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$511,000 | S$7,627 psm |
| Oct 2024 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Oct 2024 | Blk 485 · 3 ROOM · 04 TO 06 · Model A · 89 years left | 67 sqm | S$462,888 | S$6,909 psm |
| Jun 2024 | Blk 485 · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$572,000 | S$6,217 psm |
| Mar 2024 | Blk 485 · 3 ROOM · 01 TO 03 · Model A · 90 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Nov 2023 | Blk 485 · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$553,888 | S$5,956 psm |
| Sept 2023 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 90 years left | 67 sqm | S$423,000 | S$6,313 psm |
| Mar 2023 | Blk 485 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Mar 2023 | Blk 485 · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$525,000 | S$5,645 psm |
| Feb 2023 | Blk 485 · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$518,000 | S$5,570 psm |
| Feb 2023 | Blk 485 · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$462,000 | S$5,022 psm |
| Jan 2023 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$405,000 | S$6,045 psm |
| Jan 2023 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Sept 2022 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$390,000 | S$5,821 psm |
| May 2022 | Blk 485 · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Apr 2022 | Blk 485 · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$515,000 | S$5,598 psm |
| Mar 2022 | Blk 485 · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$439,000 | S$4,720 psm |
| Feb 2022 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$380,000 | S$5,672 psm |
| Jan 2022 | Blk 485 · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$485,000 | S$5,215 psm |
| Dec 2021 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$390,000 | S$5,821 psm |
| Nov 2021 | Blk 485 · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$370,000 | S$5,522 psm |
| Oct 2021 | Blk 485 · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$370,000 | S$5,522 psm |
Showing 38 of 87.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 485 · 3 ROOM | S$2,800 | — |
| Nov 2025 | Blk 485 · 3 ROOM | S$2,500 | — |
| Oct 2024 | Blk 485 · 3 ROOM | S$2,600 | — |
| Jun 2024 | Blk 485 · 3 ROOM | 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 86 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 | 81 years | S$470,212 | S$519,152 | S$562,251 | S$572,085 |
| 10 years | 76 years | S$439,491 | S$535,737 | S$628,382 | S$650,554 |
| 20 years | 66 years | S$397,891 | S$591,245 | S$813,415 | S$871,828 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.