Blk 439 Choa Chu Kang Ave 4
Project page · 99-year lease from 1993
Based on 20 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 414 | 01 TO 03 | 121 sqm | S$648,000 | S$5,355 psm | ×1.000 | S$5,355 psm |
| Sept 2026 | Blk 458 | 04 TO 06 | 123 sqm | S$608,000 | S$4,943 psm | ×1.000 | S$4,943 psm |
| Aug 2026 | Blk 453 | 07 TO 09 | 123 sqm | S$560,000 | S$4,553 psm | ×1.000 | S$4,553 psm |
| Jul 2026 | Blk 461 | 04 TO 06 | 123 sqm | S$625,000 | S$5,081 psm | ×1.000 | S$5,081 psm |
| Jul 2026 | Blk 416 | 01 TO 03 | 133 sqm | S$700,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| Jun 2026 | Blk 435 | 10 TO 12 | 121 sqm | S$612,500 | S$5,062 psm | ×1.000 | S$5,062 psm |
| Jun 2026 | Blk 429 | 04 TO 06 | 133 sqm | S$655,888 | S$4,931 psm | ×1.000 | S$4,931 psm |
| Apr 2026 | Blk 423 | 01 TO 03 | 122 sqm | S$630,000 | S$5,164 psm | ×1.000 | S$5,164 psm |
| Apr 2026 | Blk 441 | 01 TO 03 | 126 sqm | S$620,000 | S$4,921 psm | ×1.000 | S$4,921 psm |
| Apr 2026 | Blk 439 | 07 TO 09 | 125 sqm | S$672,000 | S$5,376 psm | ×1.000 | S$5,376 psm |
| Mar 2026 | Blk 440 | 07 TO 09 | 123 sqm | S$675,000 | S$5,488 psm | ×0.997 | S$5,472 psm |
| Feb 2026 | Blk 430 | 07 TO 09 | 124 sqm | S$660,000 | S$5,323 psm | ×0.997 | S$5,307 psm |
| Jan 2026 | Blk 429 | 10 TO 12 | 123 sqm | S$672,000 | S$5,463 psm | ×0.997 | S$5,447 psm |
| Jan 2026 | Blk 432 | 04 TO 06 | 121 sqm | S$625,000 | S$5,165 psm | ×0.997 | S$5,150 psm |
| Jan 2026 | Blk 441 | 07 TO 09 | 125 sqm | S$668,000 | S$5,344 psm | ×0.997 | S$5,328 psm |
| Jan 2026 | Blk 307 | 13 TO 15 | 137 sqm | S$800,000 | S$5,839 psm | ×0.997 | S$5,822 psm |
| Dec 2025 | Blk 430 | 10 TO 12 | 125 sqm | S$690,000 | S$5,520 psm | ×0.996 | S$5,498 psm |
| Dec 2025 | Blk 416 | 13 TO 15 | 124 sqm | S$730,800 | S$5,894 psm | ×0.996 | S$5,870 psm |
| Dec 2025 | Blk 305 | 04 TO 06 | 129 sqm | S$715,000 | S$5,543 psm | ×0.996 | S$5,521 psm |
| Nov 2025 | Blk 416 | 04 TO 06 | 121 sqm | S$660,000 | S$5,455 psm | ×0.996 | S$5,433 psm |
How accurate is this estimate for Choa Chu Kang Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 90 sales in Choa Chu Kang Ave 4 since.
- Median error
- 4.8%
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.
5.96% gross yield
S$39,600 of rent a year against the estimate above · 0.28 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 41 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 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 | 460 | 5 ROOM | S$3,000 |
| Sept 2026 | 431 | 5 ROOM | S$3,000 |
| Aug 2026 | 444 | 5 ROOM | S$3,900 |
| Aug 2026 | 447 | 5 ROOM | S$3,550 |
| Jul 2026 | 438 | 5 ROOM | S$4,000 |
| Jul 2026 | 451 | 5 ROOM | S$4,000 |
| Jul 2026 | 441 | 5 ROOM | S$3,600 |
| Jul 2026 | 461 | 5 ROOM | S$3,300 |
median of 41 HDB rental approvals for 5 ROOM on Choa Chu Kang Ave 4 since 2025-10.
Buying or selling at S$664,695?
Buying: Stamp duty on S$664,695 · Cash and CPF needed on S$664,695 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$664,695.
Each opens with this figure filled in; change anything there.
Primary schools near 439 Choa Chu Kang Ave 4
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
- Concord Primary School · 498 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chua Chu Kang Primary School · 643 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 723 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- De La Salle School · 1,240 m · no 2025 Phase 2C ballot
- Kranji Primary School · 1,323 m
- Teck Whye Primary School · 1,455 m · no 2025 Phase 2C ballot
- Yew Tee Primary School · 1,851 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 439 · 5 ROOM · 07 TO 09 · Improved · 66 years left | 125 sqm | S$672,000 | S$5,376 psm |
| Feb 2026 | Blk 439 · 4 ROOM · 07 TO 09 · Model A · 66 years left | 106 sqm | S$555,000 | S$5,236 psm |
| Apr 2025 | Blk 439 · 4 ROOM · 10 TO 12 · Model A · 67 years left | 104 sqm | S$588,000 | S$5,654 psm |
| Feb 2024 | Blk 439 · 4 ROOM · 07 TO 09 · Model A · 68 years left | 106 sqm | S$510,000 | S$4,811 psm |
| Jun 2022 | Blk 439 · 5 ROOM · 04 TO 06 · Improved · 70 years left | 123 sqm | S$540,000 | S$4,390 psm |
| Jun 2022 | Blk 439 · 5 ROOM · 01 TO 03 · Improved · 70 years left | 123 sqm | S$520,000 | S$4,228 psm |
Showing 6 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 439 · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 439 · 5 ROOM | S$2,850 | — |
| Sept 2024 | Blk 439 · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 439 · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 439 · 5 ROOM | S$2,600 | — |
| Apr 2023 | Blk 439 · 5 ROOM | S$3,000 | — |
| Sept 2022 | Blk 439 · 4 ROOM | S$3,000 | — |
| Feb 2022 | Blk 439 · 5 ROOM | S$2,200 | — |
| May 2021 | Blk 439 · 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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 60 years | S$643,942 | S$710,964 | S$769,988 | S$783,454 |
| 10 years | 55 years | S$621,272 | S$757,327 | S$888,292 | S$919,634 |
| 20 years | 45 years | S$563,190 | S$836,871 | S$1,151,339 | S$1,234,019 |
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.