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HDB · 680404

Blk 404 Choa Chu Kang Ave 3

Project page · 99-year lease from 1993

Indicative value range
S$525,000 – S$548,479
Indicative mid S$539,623 · S$5,189 psm

Based on 33 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 40804 TO 06104 sqmS$573,000S$5,510 psm×1.000S$5,510 psm
Oct 2026Blk 28613 TO 15104 sqmS$500,000S$4,808 psm×1.000S$4,808 psm
Sept 2026Blk 28407 TO 09104 sqmS$543,000S$5,221 psm×1.000S$5,221 psm
Sept 2026Blk 28910 TO 12110 sqmS$550,000S$5,000 psm×1.000S$5,000 psm
Aug 2026Blk 40601 TO 03104 sqmS$540,000S$5,192 psm×1.000S$5,192 psm
Aug 2026Blk 29001 TO 03103 sqmS$533,000S$5,175 psm×1.000S$5,175 psm
Aug 2026Blk 40201 TO 03104 sqmS$535,000S$5,144 psm×1.000S$5,144 psm
Jul 2026Blk 41101 TO 03112 sqmS$560,000S$5,000 psm×1.000S$5,000 psm
Jul 2026Blk 28104 TO 06104 sqmS$540,000S$5,192 psm×1.000S$5,192 psm
Jul 2026Blk 41310 TO 12110 sqmS$538,000S$4,891 psm×1.000S$4,891 psm
Jun 2026Blk 41304 TO 06104 sqmS$545,000S$5,240 psm×1.000S$5,240 psm
May 2026Blk 41204 TO 06104 sqmS$535,005S$5,144 psm×1.000S$5,144 psm
May 2026Blk 29307 TO 09104 sqmS$571,000S$5,490 psm×1.000S$5,490 psm
May 2026Blk 40204 TO 06106 sqmS$550,000S$5,189 psm×1.000S$5,189 psm
May 2026Blk 28901 TO 03105 sqmS$543,000S$5,171 psm×1.000S$5,171 psm
May 2026Blk 28104 TO 06106 sqmS$560,000S$5,283 psm×1.000S$5,283 psm
May 2026Blk 40301 TO 03104 sqmS$535,000S$5,144 psm×1.000S$5,144 psm
Apr 2026Blk 28007 TO 09104 sqmS$525,000S$5,048 psm×1.000S$5,048 psm
Apr 2026Blk 47207 TO 09101 sqmS$530,000S$5,248 psm×1.000S$5,248 psm
Mar 2026Blk 28304 TO 06104 sqmS$550,000S$5,288 psm×0.997S$5,273 psm
Mar 2026Blk 47301 TO 03100 sqmS$500,000S$5,000 psm×0.997S$4,985 psm
Feb 2026Blk 41307 TO 09104 sqmS$518,000S$4,981 psm×0.997S$4,966 psm
Feb 2026Blk 28613 TO 15103 sqmS$600,000S$5,825 psm×0.997S$5,808 psm
Feb 2026Blk 27801 TO 03106 sqmS$565,000S$5,330 psm×0.997S$5,314 psm
Jan 2026Blk 41201 TO 03106 sqmS$519,000S$4,896 psm×0.997S$4,882 psm
Jan 2026Blk 28113 TO 15104 sqmS$590,000S$5,673 psm×0.997S$5,656 psm
Jan 2026Blk 29107 TO 09104 sqmS$539,800S$5,190 psm×0.997S$5,175 psm
Dec 2025Blk 41210 TO 12112 sqmS$593,000S$5,295 psm×0.996S$5,274 psm
Dec 2025Blk 29307 TO 09104 sqmS$568,000S$5,462 psm×0.996S$5,440 psm
Dec 2025Blk 28004 TO 06104 sqmS$535,000S$5,144 psm×0.996S$5,124 psm
Nov 2025Blk 29004 TO 06106 sqmS$530,000S$5,000 psm×0.996S$4,980 psm
Nov 2025Blk 41107 TO 09104 sqmS$600,000S$5,769 psm×0.996S$5,747 psm
Nov 2025Blk 28510 TO 12110 sqmS$580,000S$5,273 psm×0.996S$5,252 psm

How accurate is this estimate for Choa Chu Kang Ave 3?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 46 sales in Choa Chu Kang Ave 3 since.

Median error
2.6%

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.

6.89% gross yield

S$37,200 of rent a year against the estimate above · 0.2 points above flats like it

Homes like this rent for about S$3,100 a month, the middle of 69 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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

ApprovedBlockFlatRent a month
Sept 20262834 ROOMS$3,600
Sept 20262884 ROOMS$3,050
Aug 20264094 ROOMS$3,250
Aug 20264044 ROOMS$3,200
Aug 20264134 ROOMS$3,000
Aug 20264704 ROOMS$2,900
Aug 20262914 ROOMS$2,800
Jul 20264724 ROOMS$3,500

median of 69 HDB rental approvals for 4 ROOM on Choa Chu Kang Ave 3 since 2025-10.

Buying or selling at S$539,623?

Buying: Stamp duty on S$539,623 · Cash and CPF needed on S$539,623 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$539,623.

Each opens with this figure filled in; change anything there.

Primary schools near 404 Choa Chu Kang Ave 3

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2025
Blk 404 · 4 ROOM · 04 TO 06 · Model A · 67 years left
104 sqmS$550,000S$5,288 psm
Sept 2025
Blk 404 · 4 ROOM · 04 TO 06 · Model A · 67 years left
104 sqmS$550,000S$5,288 psm
Feb 2024
Blk 404 · 4 ROOM · 07 TO 09 · Model A · 69 years left
104 sqmS$500,000S$4,808 psm
Nov 2022
Blk 404 · 4 ROOM · 10 TO 12 · Model A · 70 years left
104 sqmS$500,000S$4,808 psm
Nov 2022
Blk 404 · 4 ROOM · 01 TO 03 · Model A · 70 years left
104 sqmS$460,000S$4,423 psm
See more

Showing 5 of 31.

Sale prices as filed in caveats.

Where the lease takes this

About 65 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years60 yearsS$522,775S$577,185S$625,103S$636,035
10 years55 yearsS$504,370S$614,825S$721,147S$746,591
20 years45 yearsS$457,217S$679,401S$934,697S$1,001,820

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.