Blk 652 Senja Link
Project page · 99-year lease from 2001
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 652 | 04 TO 06 | 130 sqm | S$778,000 | S$5,985 psm | ×1.000 | S$5,985 psm |
| Mar 2026 | Blk 652 | 19 TO 21 | 130 sqm | S$850,000 | S$6,538 psm | ×0.997 | S$6,519 psm |
| Dec 2025 | Blk 652 | 10 TO 12 | 130 sqm | S$780,000 | S$6,000 psm | ×0.996 | S$5,976 psm |
How accurate is this estimate for Senja Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 11 sales in Senja Link since.
- Median error
- 3.6%
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.
5.24% gross yield
S$40,800 of rent a year against the estimate above · 0.3 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 3 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 |
|---|---|---|---|
| Mar 2026 | 651 | EXECUTIVE | S$3,400 |
| Jan 2026 | 652 | EXECUTIVE | S$3,780 |
| Dec 2025 | 652 | EXECUTIVE | S$3,200 |
median of 3 HDB rental approvals for EXECUTIVE on Senja Link since 2025-10.
Buying or selling at S$778,001?
Buying: Stamp duty on S$778,001 · Cash and CPF needed on S$778,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$778,001.
Each opens with this figure filled in; change anything there.
Primary schools near 652 Senja Link
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
- West Spring Primary School · 252 m · no 2025 Phase 2C ballot
- Greenridge Primary School · 419 m · no 2025 Phase 2C ballot
- West View Primary School · 516 m · no 2025 Phase 2C ballot
- Zhenghua Primary School · 952 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Beacon Primary School · 1,082 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Teck Whye Primary School · 1,129 m · no 2025 Phase 2C ballot
- Bukit Panjang Primary School · 1,608 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yew Tee Primary School · 1,658 m · no 2025 Phase 2C ballot
- Kranji Primary School · 1,886 m
- South View Primary School · 1,904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 652 · EXECUTIVE · 04 TO 06 · Premium Apartment · 74 years left | 130 sqm | S$778,000 | S$5,985 psm |
| Mar 2026 | Blk 652 · EXECUTIVE · 19 TO 21 · Premium Apartment · 75 years left | 130 sqm | S$850,000 | S$6,538 psm |
| Jan 2026 | Blk 652 · 5 ROOM · 04 TO 06 · Premium Apartment · 75 years left | 110 sqm | S$660,000 | S$6,000 psm |
| Dec 2025 | Blk 652 · EXECUTIVE · 10 TO 12 · Premium Apartment · 75 years left | 130 sqm | S$780,000 | S$6,000 psm |
| Oct 2024 | Blk 652 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left | 110 sqm | S$622,000 | S$5,655 psm |
| Sept 2024 | Blk 652 · 5 ROOM · 10 TO 12 · Premium Apartment · 76 years left excluded: outlier | 110 sqm | S$680,000 | S$6,182 psm |
| Dec 2023 | Blk 652 · 5 ROOM · 16 TO 18 · Premium Apartment · 77 years left excluded: outlier | 111 sqm | S$620,000 | S$5,586 psm |
| Dec 2023 | Blk 652 · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 110 sqm | S$580,000 | S$5,273 psm |
| Dec 2023 | Blk 652 · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left excluded: outlier | 110 sqm | S$548,888 | S$4,990 psm |
| Jul 2023 | Blk 652 · EXECUTIVE · 13 TO 15 · Premium Apartment · 77 years left | 130 sqm | S$730,000 | S$5,615 psm |
| Jul 2023 | Blk 652 · 5 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 111 sqm | S$599,000 | S$5,396 psm |
| Nov 2022 | Blk 652 · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 91 sqm | S$503,000 | S$5,527 psm |
| Mar 2022 | Blk 652 · 4 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 91 sqm | S$460,000 | S$5,055 psm |
Showing 13 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 652 · 5 ROOM | S$3,300 | — |
| Jan 2026 | Blk 652 · EXECUTIVE | S$3,780 | — |
| Dec 2025 | Blk 652 · EXECUTIVE | S$3,200 | — |
| Sept 2025 | Blk 652 · 5 ROOM | S$2,400 | — |
| Jul 2025 | Blk 652 · 5 ROOM | S$3,000 | — |
| Jun 2025 | Blk 652 · 5 ROOM | S$3,300 | — |
| Apr 2025 | Blk 652 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 652 · EXECUTIVE | S$3,150 | — |
| Dec 2023 | Blk 652 · EXECUTIVE | S$3,050 | — |
| Nov 2023 | Blk 652 · EXECUTIVE | S$3,200 | — |
| Sept 2023 | Blk 652 · EXECUTIVE | S$2,800 | — |
| Aug 2023 | Blk 652 · 5 ROOM | S$3,550 | — |
| Apr 2023 | Blk 652 · 5 ROOM | S$3,100 | — |
| Dec 2022 | Blk 652 · EXECUTIVE | S$2,700 | — |
| Dec 2022 | Blk 652 · 5 ROOM | S$2,100 | — |
| Oct 2022 | Blk 652 · 5 ROOM | S$1,900 | — |
| Sept 2022 | Blk 652 · 5 ROOM | S$3,200 | — |
| Aug 2022 | Blk 652 · 5 ROOM | S$2,800 | — |
| Jul 2022 | Blk 652 · EXECUTIVE | S$1,900 | — |
| Mar 2022 | Blk 652 · 5 ROOM | S$3,000 | — |
| Dec 2021 | Blk 652 · 5 ROOM | S$1,900 | — |
| Nov 2021 | Blk 652 · EXECUTIVE | S$2,450 | — |
| Nov 2021 | Blk 652 · EXECUTIVE | S$2,000 | — |
| May 2021 | Blk 652 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 652 · 5 ROOM | S$2,050 | — |
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 73 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 | 68 years | S$746,342 | S$824,022 | S$892,432 | S$908,039 |
| 10 years | 63 years | S$723,040 | S$881,381 | S$1,033,799 | S$1,070,275 |
| 20 years | 53 years | S$665,912 | S$989,510 | S$1,361,334 | S$1,459,095 |
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.