Blk 412 Choa Chu Kang Ave 3
Project page · 99-year lease from 1992
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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 412 | 04 TO 06 | 104 sqm | S$535,005 | S$5,144 psm | ×1.000 | S$5,144 psm |
| Jan 2026 | Blk 412 | 01 TO 03 | 106 sqm | S$519,000 | S$4,896 psm | ×0.997 | S$4,882 psm |
| Dec 2025 | Blk 412 | 10 TO 12 | 112 sqm | S$593,000 | S$5,295 psm | ×0.996 | S$5,274 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.
6.95% gross yield
S$37,200 of rent a year against the estimate above · 0.26 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 283 | 4 ROOM | S$3,600 |
| Sept 2026 | 288 | 4 ROOM | S$3,050 |
| Aug 2026 | 409 | 4 ROOM | S$3,250 |
| Aug 2026 | 404 | 4 ROOM | S$3,200 |
| Aug 2026 | 413 | 4 ROOM | S$3,000 |
| Aug 2026 | 470 | 4 ROOM | S$2,900 |
| Aug 2026 | 291 | 4 ROOM | S$2,800 |
| Jul 2026 | 472 | 4 ROOM | S$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$535,005?
Buying: Stamp duty on S$535,005 · Cash and CPF needed on S$535,005 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$535,005.
Each opens with this figure filled in; change anything there.
Primary schools near 412 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
- Chua Chu Kang Primary School · 391 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 408 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Concord Primary School · 613 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Teck Whye Primary School · 1,188 m · no 2025 Phase 2C ballot
- Kranji Primary School · 1,369 m
- De La Salle School · 1,386 m · no 2025 Phase 2C ballot
- Yew Tee Primary School · 1,861 m · no 2025 Phase 2C ballot
- West View Primary School · 1,931 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,980 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 65 years left | 104 sqm | S$535,005 | S$5,144 psm |
| Jan 2026 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 106 sqm | S$519,000 | S$4,896 psm |
| Dec 2025 | Blk 412 · 4 ROOM · 10 TO 12 · Model A · 66 years left | 112 sqm | S$593,000 | S$5,295 psm |
| Jun 2025 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 66 years left | 104 sqm | S$530,000 | S$5,096 psm |
| May 2025 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 66 years left | 104 sqm | S$530,000 | S$5,096 psm |
| Dec 2024 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 67 years left | 104 sqm | S$560,000 | S$5,385 psm |
| Feb 2024 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$525,000 | S$5,048 psm |
| Jan 2024 | Blk 412 · 4 ROOM · 10 TO 12 · Model A · 68 years left | 104 sqm | S$520,000 | S$5,000 psm |
| Oct 2023 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$525,000 | S$5,048 psm |
| Sept 2023 | Blk 412 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 112 sqm | S$550,000 | S$4,911 psm |
| Sept 2023 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 68 years left | 104 sqm | S$505,000 | S$4,856 psm |
| Jan 2023 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 104 sqm | S$475,000 | S$4,567 psm |
| Nov 2022 | Blk 412 · 4 ROOM · 04 TO 06 · Model A · 69 years left | 104 sqm | S$502,786 | S$4,834 psm |
| Sept 2022 | Blk 412 · 4 ROOM · 07 TO 09 · Model A · 69 years left | 112 sqm | S$546,888 | S$4,883 psm |
| Jun 2022 | Blk 412 · 4 ROOM · 10 TO 12 · Model A · 69 years left | 104 sqm | S$502,800 | S$4,835 psm |
| May 2022 | Blk 412 · 4 ROOM · 01 TO 03 · Model A · 69 years left | 104 sqm | S$465,000 | S$4,471 psm |
Showing 16 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 412 · 4 ROOM | S$3,000 | — |
| Feb 2026 | Blk 412 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 412 · 4 ROOM | S$2,200 | — |
| Nov 2025 | Blk 412 · 4 ROOM | S$2,900 | — |
| Jan 2025 | Blk 412 · 4 ROOM | S$2,550 | — |
| Nov 2024 | Blk 412 · 4 ROOM | S$2,900 | — |
| Oct 2024 | Blk 412 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 412 · 4 ROOM | S$3,500 | — |
| Mar 2024 | Blk 412 · 4 ROOM | S$3,000 | — |
| Jun 2023 | Blk 412 · 4 ROOM | S$2,000 | — |
| Apr 2023 | Blk 412 · 4 ROOM | S$2,900 | — |
| Mar 2023 | Blk 412 · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 412 · 4 ROOM | S$2,700 | — |
| Sept 2021 | Blk 412 · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 412 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 412 · 4 ROOM | S$1,950 | — |
| Aug 2021 | Blk 412 · 4 ROOM | S$1,700 | — |
| Jun 2021 | Blk 412 · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 412 · 4 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 64 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 | 59 years | S$516,170 | S$569,894 | S$617,206 | S$628,000 |
| 10 years | 54 years | S$492,734 | S$600,640 | S$704,510 | S$729,367 |
| 20 years | 44 years | S$440,656 | S$654,792 | S$900,841 | S$965,533 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.