Blk 490B Choa Chu Kang Ave 5
Project page · 99-year lease from 2016
Based on 13 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 490B | 07 TO 09 | 68 sqm | S$495,888 | S$7,292 psm | ×1.000 | S$7,292 psm |
| Nov 2025 | Blk 476A | 10 TO 12 | 67 sqm | S$506,888 | S$7,565 psm | ×0.996 | S$7,536 psm |
| Sept 2025 | Blk 490C | 04 TO 06 | 68 sqm | S$500,888 | S$7,366 psm | ×0.996 | S$7,333 psm |
| Sept 2025 | Blk 490C | 07 TO 09 | 68 sqm | S$518,000 | S$7,618 psm | ×0.996 | S$7,584 psm |
| Aug 2025 | Blk 490C | 04 TO 06 | 68 sqm | S$500,088 | S$7,354 psm | ×0.996 | S$7,322 psm |
| Aug 2025 | Blk 490C | 10 TO 12 | 68 sqm | S$502,888 | S$7,395 psm | ×0.996 | S$7,363 psm |
| Jul 2025 | Blk 490B | 13 TO 15 | 68 sqm | S$480,000 | S$7,059 psm | ×0.996 | S$7,028 psm |
| Jul 2025 | Blk 476D | 04 TO 06 | 67 sqm | S$492,888 | S$7,357 psm | ×0.996 | S$7,324 psm |
| Jun 2025 | Blk 490B | 04 TO 06 | 68 sqm | S$490,000 | S$7,206 psm | ×1.000 | S$7,202 psm |
| Apr 2025 | Blk 476A | 04 TO 06 | 67 sqm | S$460,000 | S$6,866 psm | ×1.000 | S$6,862 psm |
| Feb 2025 | Blk 476D | 07 TO 09 | 67 sqm | S$475,000 | S$7,090 psm | ×1.009 | S$7,153 psm |
| Dec 2024 | Blk 476B | 07 TO 09 | 68 sqm | S$475,000 | S$6,985 psm | ×1.025 | S$7,158 psm |
| Nov 2024 | Blk 476B | 01 TO 03 | 68 sqm | S$462,000 | S$6,794 psm | ×1.025 | S$6,962 psm |
How accurate is this estimate for Choa Chu Kang Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 110 sales in Choa Chu Kang Ave 5 since.
- Median error
- 1.9%
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.
6.78% gross yield
S$33,600 of rent a year against the estimate above · 0.74 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 9 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 490B | 3 ROOM | S$2,800 |
| Jun 2026 | 476B | 3 ROOM | S$2,800 |
| Jun 2026 | 490A | 3 ROOM | S$2,400 |
| May 2026 | 490B | 3 ROOM | S$2,850 |
| Apr 2026 | 490B | 3 ROOM | S$2,700 |
| Mar 2026 | 476A | 3 ROOM | S$2,600 |
| Mar 2026 | 476C | 3 ROOM | S$2,550 |
| Oct 2025 | 490C | 3 ROOM | S$2,850 |
median of 9 HDB rental approvals for 3 ROOM on Choa Chu Kang Ave 5 since 2025-10.
Buying or selling at S$495,888?
Buying: Stamp duty on S$495,888 · Cash and CPF needed on S$495,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$495,888.
Each opens with this figure filled in; change anything there.
Primary schools near 490b Choa Chu Kang Ave 5
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 · 179 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Concord Primary School · 640 m · balloted in 2025 Phase 2C (PRs within 1 km)
- South View Primary School · 844 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Anthony's Primary School · 1,431 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,558 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,904 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 490B · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$495,888 | S$7,292 psm |
| Jun 2026 | Blk 490B · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$576,000 | S$6,194 psm |
| Feb 2026 | Blk 490B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$603,000 | S$6,484 psm |
| Jul 2025 | Blk 490B · 3 ROOM · 13 TO 15 · Model A · 90 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Jun 2025 | Blk 490B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Jun 2025 | Blk 490B · 3 ROOM · 01 TO 03 · Model A · 90 years left excluded: outlier | 68 sqm | S$460,000 | S$6,765 psm |
| Aug 2023 | Blk 490B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Aug 2023 | Blk 490B · 3 ROOM · 01 TO 03 · Model A · 92 years left | 68 sqm | S$412,000 | S$6,059 psm |
| Jul 2022 | Blk 490B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$400,000 | S$5,882 psm |
Showing 9 of 30.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 490B · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 490B · 3 ROOM | S$2,850 | — |
| Apr 2026 | Blk 490B · 3 ROOM | S$2,700 | — |
| Apr 2025 | Blk 490B · 3 ROOM | S$2,600 | — |
| Apr 2025 | Blk 490B · 3 ROOM | S$2,500 | — |
| Jan 2024 | Blk 490B · 3 ROOM | S$1,000 | — |
| May 2023 | Blk 490B · 3 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 88 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 | 83 years | S$465,600 | S$514,060 | S$556,736 | S$566,473 |
| 10 years | 78 years | S$435,180 | S$530,482 | S$622,218 | S$644,173 |
| 20 years | 68 years | S$393,988 | S$585,445 | S$805,436 | S$863,276 |
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.