Blk 452 Choa Chu Kang Ave 4
Project page · 99-year lease from 2000
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 452 | 04 TO 06 | 104 sqm | S$497,000 | S$4,779 psm | ×1.000 | S$4,779 psm |
| Jun 2026 | Blk 452 | 10 TO 12 | 104 sqm | S$500,000 | S$4,808 psm | ×1.000 | S$4,808 psm |
| Feb 2026 | Blk 452 | 01 TO 03 | 103 sqm | S$488,000 | S$4,738 psm | ×0.997 | S$4,724 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.
7.61% gross yield
S$37,800 of rent a year against the estimate above · 1.41 points above flats like it
Homes like this rent for about S$3,150 a month, the middle of 62 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 417 | 4 ROOM | S$3,500 |
| Sept 2026 | 421 | 4 ROOM | S$3,500 |
| Sept 2026 | 435 | 4 ROOM | S$3,250 |
| Sept 2026 | 442 | 4 ROOM | S$2,700 |
| Sept 2026 | 460 | 4 ROOM | S$1,900 |
| Aug 2026 | 306 | 4 ROOM | S$3,800 |
| Aug 2026 | 414 | 4 ROOM | S$3,400 |
| Aug 2026 | 439 | 4 ROOM | S$3,000 |
median of 62 HDB rental approvals for 4 ROOM on Choa Chu Kang Ave 4 since 2025-10.
Buying or selling at S$497,000?
Buying: Stamp duty on S$497,000 · Cash and CPF needed on S$497,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$497,000.
Each opens with this figure filled in; change anything there.
Primary schools near 452 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 · 34 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Chua Chu Kang Primary School · 686 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- South View Primary School · 1,206 m · balloted in 2025 Phase 2C (citizens within 1 km)
- De La Salle School · 1,794 m · no 2025 Phase 2C ballot
- Kranji Primary School · 1,923 m · near the line — check on OneMap
- Teck Whye Primary School · 1,989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 452 · 4 ROOM · 04 TO 06 · Premium Apartment · 73 years left | 104 sqm | S$497,000 | S$4,779 psm |
| Jun 2026 | Blk 452 · 4 ROOM · 10 TO 12 · Premium Apartment · 73 years left | 104 sqm | S$500,000 | S$4,808 psm |
| Feb 2026 | Blk 452 · 4 ROOM · 01 TO 03 · Premium Apartment · 73 years left | 103 sqm | S$488,000 | S$4,738 psm |
| Sept 2025 | Blk 452 · 4 ROOM · 01 TO 03 · Premium Apartment · 73 years left | 103 sqm | S$481,000 | S$4,670 psm |
| Jul 2025 | Blk 452 · 5 ROOM · 04 TO 06 · Premium Apartment · 74 years left | 123 sqm | S$600,888 | S$4,885 psm |
| May 2025 | Blk 452 · 4 ROOM · 16 TO 18 · Premium Apartment · 74 years left | 103 sqm | S$570,000 | S$5,534 psm |
| May 2024 | Blk 452 · 4 ROOM · 16 TO 18 · Premium Apartment · 75 years left | 104 sqm | S$512,000 | S$4,923 psm |
| Jan 2024 | Blk 452 · 4 ROOM · 07 TO 09 · Premium Apartment · 75 years left | 103 sqm | S$500,000 | S$4,854 psm |
| Jan 2024 | Blk 452 · 4 ROOM · 01 TO 03 · Premium Apartment · 75 years left | 104 sqm | S$470,888 | S$4,528 psm |
| Oct 2023 | Blk 452 · 5 ROOM · 10 TO 12 · Premium Apartment · 75 years left | 123 sqm | S$590,000 | S$4,797 psm |
| Sept 2023 | Blk 452 · 4 ROOM · 01 TO 03 · Premium Apartment · 76 years left | 104 sqm | S$455,000 | S$4,375 psm |
| Jun 2022 | Blk 452 · 4 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 104 sqm | S$460,000 | S$4,423 psm |
Showing 12 of 26.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 452 · 5 ROOM | S$2,633 | — |
| Apr 2025 | Blk 452 · 5 ROOM | S$2,750 | — |
| Aug 2024 | Blk 452 · 4 ROOM | S$3,150 | — |
| May 2024 | Blk 452 · 4 ROOM | S$3,150 | — |
| Apr 2024 | Blk 452 · 5 ROOM | S$3,211 | — |
| Apr 2024 | Blk 452 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 452 · 5 ROOM | S$3,110 | — |
| Mar 2023 | Blk 452 · 4 ROOM | S$3,500 | — |
| May 2022 | Blk 452 · 4 ROOM | S$1,900 | — |
| Apr 2022 | Blk 452 · 5 ROOM | S$2,600 | — |
| Sept 2021 | Blk 452 · 4 ROOM | S$2,400 | — |
| Jul 2021 | Blk 452 · 4 ROOM | S$1,750 | — |
| Apr 2021 | Blk 452 · 5 ROOM | S$2,200 | — |
| Apr 2021 | Blk 452 · 4 ROOM | S$1,700 | — |
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 72 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 | 67 years | S$476,776 | S$526,400 | S$570,101 | S$580,071 |
| 10 years | 62 years | S$461,890 | S$563,042 | S$660,409 | S$683,710 |
| 20 years | 52 years | S$425,396 | S$632,116 | S$869,644 | S$932,095 |
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.