Blk 490C Choa Chu Kang Ave 5
Project page · 99-year lease from 2016
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 490C | 10 TO 12 | 93 sqm | S$605,000 | S$6,505 psm | ×1.000 | S$6,505 psm |
| Jul 2026 | Blk 490C | 07 TO 09 | 93 sqm | S$560,000 | S$6,022 psm | ×1.000 | S$6,022 psm |
| Feb 2026 | Blk 490C | 01 TO 03 | 93 sqm | S$550,000 | S$5,914 psm | ×0.997 | S$5,897 psm |
| Dec 2025 | Blk 490C | 07 TO 09 | 93 sqm | S$615,000 | S$6,613 psm | ×0.996 | S$6,587 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.
6.18% gross yield
S$36,000 of rent a year against the estimate above · 0.61 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 476B | 4 ROOM | S$3,600 |
| Sept 2026 | 484A | 4 ROOM | S$3,200 |
| Aug 2026 | 484 | 4 ROOM | S$3,600 |
| Aug 2026 | 484 | 4 ROOM | S$2,950 |
| Jul 2026 | 487C | 4 ROOM | S$3,200 |
| Jul 2026 | 476B | 4 ROOM | S$3,200 |
| Jul 2026 | 483 | 4 ROOM | S$3,000 |
| Jul 2026 | 476D | 4 ROOM | S$2,900 |
median of 31 HDB rental approvals for 4 ROOM on Choa Chu Kang Ave 5 since 2025-10.
Buying or selling at S$582,500?
Buying: Stamp duty on S$582,500 · Cash and CPF needed on S$582,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$582,500.
Each opens with this figure filled in; change anything there.
Primary schools near 490c 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 · 168 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Concord Primary School · 664 m · balloted in 2025 Phase 2C (PRs within 1 km)
- South View Primary School · 804 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Anthony's Primary School · 1,417 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Teck Whye Primary School · 1,512 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,900 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jul 2026 | Blk 490C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Feb 2026 | Blk 490C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Dec 2025 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Sept 2025 | Blk 490C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Sept 2025 | Blk 490C · 3 ROOM · 07 TO 09 · Model A · 90 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Sept 2025 | Blk 490C · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$500,888 | S$7,366 psm |
| Aug 2025 | Blk 490C · 3 ROOM · 10 TO 12 · Model A · 90 years left | 68 sqm | S$502,888 | S$7,395 psm |
| Aug 2025 | Blk 490C · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$500,088 | S$7,354 psm |
| May 2025 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2025 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Feb 2025 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Feb 2025 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Sept 2023 | Blk 490C · 4 ROOM · 01 TO 03 · Model A · 92 years left excluded: outlier | 93 sqm | S$480,000 | S$5,161 psm |
| Jan 2023 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Jul 2022 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$510,000 | S$5,484 psm |
| Jul 2022 | Blk 490C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$506,000 | S$5,441 psm |
| Jun 2022 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$488,000 | S$5,247 psm |
| May 2022 | Blk 490C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$495,000 | S$5,323 psm |
| Apr 2022 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$478,000 | S$5,140 psm |
| Mar 2022 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$480,000 | S$5,161 psm |
| Feb 2022 | Blk 490C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$470,000 | S$5,054 psm |
| Jan 2022 | Blk 490C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Dec 2021 | Blk 490C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$465,000 | S$5,000 psm |
| Nov 2021 | Blk 490C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$460,000 | S$4,946 psm |
Showing 25 of 32.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 490C · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 490C · 3 ROOM | S$2,850 | — |
| Oct 2025 | Blk 490C · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 490C · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 490C · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 490C · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 490C · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 490C · 4 ROOM | S$3,800 | — |
| Sept 2024 | Blk 490C · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 490C · 3 ROOM | S$3,000 | — |
| Nov 2022 | Blk 490C · 4 ROOM | S$4,000 | — |
| Oct 2022 | Blk 490C · 4 ROOM | S$3,600 | — |
| Jan 2022 | Blk 490C · 4 ROOM | S$1,400 | — |
| Sept 2021 | Blk 490C · 4 ROOM | S$2,500 | — |
| Feb 2021 | Blk 490C · 4 ROOM | S$2,800 | — |
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 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$546,921 | S$603,845 | S$653,976 | S$665,414 |
| 10 years | 78 years | S$511,189 | S$623,136 | S$730,895 | S$756,684 |
| 20 years | 68 years | S$462,802 | S$687,699 | S$946,114 | S$1,014,056 |
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.