Blk 809A Choa Chu Kang Ave 1
Project page · 99-year lease from 2017
Based on 16 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 808C | 07 TO 09 | 112 sqm | S$725,000 | S$6,473 psm | ×1.000 | S$6,473 psm |
| Aug 2026 | Blk 807C | 10 TO 12 | 112 sqm | S$748,888 | S$6,687 psm | ×1.000 | S$6,687 psm |
| Aug 2026 | Blk 818C | 10 TO 12 | 112 sqm | S$755,000 | S$6,741 psm | ×1.000 | S$6,741 psm |
| Jun 2026 | Blk 808B | 16 TO 18 | 112 sqm | S$735,000 | S$6,563 psm | ×1.000 | S$6,563 psm |
| Jun 2026 | Blk 809A | 04 TO 06 | 112 sqm | S$650,000 | S$5,804 psm | ×1.000 | S$5,804 psm |
| Jun 2026 | Blk 808B | 07 TO 09 | 112 sqm | S$715,888 | S$6,392 psm | ×1.000 | S$6,392 psm |
| May 2026 | Blk 808B | 07 TO 09 | 112 sqm | S$730,000 | S$6,518 psm | ×1.000 | S$6,518 psm |
| May 2026 | Blk 809A | 13 TO 15 | 112 sqm | S$700,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| May 2026 | Blk 807C | 01 TO 03 | 112 sqm | S$660,000 | S$5,893 psm | ×1.000 | S$5,893 psm |
| Apr 2026 | Blk 808A | 13 TO 15 | 112 sqm | S$700,000 | S$6,250 psm | ×1.000 | S$6,250 psm |
| Mar 2026 | Blk 807B | 13 TO 15 | 112 sqm | S$700,800 | S$6,257 psm | ×0.997 | S$6,239 psm |
| Mar 2026 | Blk 808C | 10 TO 12 | 112 sqm | S$733,500 | S$6,549 psm | ×0.997 | S$6,530 psm |
| Feb 2026 | Blk 808B | 04 TO 06 | 112 sqm | S$710,000 | S$6,339 psm | ×0.997 | S$6,321 psm |
| Jan 2026 | Blk 818C | 13 TO 15 | 112 sqm | S$755,888 | S$6,749 psm | ×0.997 | S$6,729 psm |
| Dec 2025 | Blk 808C | 04 TO 06 | 112 sqm | S$690,000 | S$6,161 psm | ×0.996 | S$6,137 psm |
| Nov 2025 | Blk 807C | 13 TO 15 | 112 sqm | S$725,000 | S$6,473 psm | ×0.996 | S$6,448 psm |
How accurate is this estimate for Choa Chu Kang Ave 1?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Choa Chu Kang Ave 1 since.
- Median error
- 3.4%
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.
5.59% gross yield
S$40,200 of rent a year against the estimate above · 1.23 points above flats like it
Homes like this rent for about S$3,350 a month, the middle of 13 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 |
|---|---|---|---|
| Aug 2026 | 808B | 5 ROOM | S$3,500 |
| Jun 2026 | 808A | 5 ROOM | S$3,500 |
| Jun 2026 | 807C | 5 ROOM | S$3,200 |
| Apr 2026 | 808B | 5 ROOM | S$3,000 |
| Apr 2026 | 131 | 5 ROOM | S$3,000 |
| Mar 2026 | 808B | 5 ROOM | S$3,800 |
| Mar 2026 | 130 | 5 ROOM | S$3,500 |
| Feb 2026 | 809A | 5 ROOM | S$3,350 |
median of 13 HDB rental approvals for 5 ROOM on Choa Chu Kang Ave 1 since 2025-10.
Buying or selling at S$719,020?
Buying: Stamp duty on S$719,020 · Cash and CPF needed on S$719,020 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$719,020.
Each opens with this figure filled in; change anything there.
Primary schools near 809a Choa Chu Kang Ave 1
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 · 379 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 683 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Concord Primary School · 995 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- St. Anthony's Primary School · 1,193 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,274 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,747 m · no 2025 Phase 2C ballot
- West View Primary School · 1,845 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 809A · 5 ROOM · 04 TO 06 · Improved · 90 years left | 112 sqm | S$650,000 | S$5,804 psm |
| May 2026 | Blk 809A · 5 ROOM · 13 TO 15 · Improved · 90 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Aug 2025 | Blk 809A · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$602,888 | S$6,553 psm |
| Jul 2025 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$712,000 | S$6,357 psm |
| May 2025 | Blk 809A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$735,000 | S$6,563 psm |
| May 2025 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 112 sqm | S$715,000 | S$6,384 psm |
| Jan 2025 | Blk 809A · 5 ROOM · 10 TO 12 · Improved · 91 years left | 112 sqm | S$728,000 | S$6,500 psm |
| Nov 2024 | Blk 809A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$628,000 | S$5,607 psm |
| Sept 2024 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$685,000 | S$6,116 psm |
| Aug 2024 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$673,000 | S$6,009 psm |
| Jul 2024 | Blk 809A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Feb 2024 | Blk 809A · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$605,000 | S$5,402 psm |
| Jan 2024 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Jan 2024 | Blk 809A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$548,000 | S$5,957 psm |
| Nov 2023 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$633,000 | S$5,652 psm |
| May 2023 | Blk 809A · 5 ROOM · 04 TO 06 · Improved · 93 years left | 112 sqm | S$670,000 | S$5,982 psm |
| Jan 2023 | Blk 809A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$503,888 | S$5,477 psm |
| Dec 2022 | Blk 809A · 4 ROOM · 01 TO 03 · Model A · 93 years left excluded: outlier | 92 sqm | S$473,000 | S$5,141 psm |
| Nov 2022 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Jul 2022 | Blk 809A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 112 sqm | S$615,000 | S$5,491 psm |
| Jan 2022 | Blk 809A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$630,000 | S$5,625 psm |
| Jan 2022 | Blk 809A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$490,000 | S$5,326 psm |
| Dec 2021 | Blk 809A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 112 sqm | S$599,000 | S$5,348 psm |
| Dec 2021 | Blk 809A · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 112 sqm | S$517,000 | S$4,616 psm |
Showing 24 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 809A · 5 ROOM | S$3,350 | — |
| Dec 2025 | Blk 809A · 5 ROOM | S$3,500 | — |
| Nov 2024 | Blk 809A · 5 ROOM | S$3,500 | — |
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 89 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 | 84 years | S$675,103 | S$745,368 | S$807,248 | S$821,366 |
| 10 years | 79 years | S$630,995 | S$769,180 | S$902,194 | S$934,027 |
| 20 years | 69 years | S$571,268 | S$848,875 | S$1,167,853 | S$1,251,720 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.