Blk 401 Admiralty Link
Project page · 99-year lease from 2001
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 401 | 01 TO 03 | 110 sqm | S$565,000 | S$5,136 psm | ×1.000 | S$5,136 psm |
| Jul 2026 | Blk 401 | 01 TO 03 | 110 sqm | S$560,000 | S$5,091 psm | ×1.000 | S$5,091 psm |
| Mar 2026 | Blk 401 | 07 TO 09 | 110 sqm | S$595,000 | S$5,409 psm | ×0.997 | S$5,393 psm |
| Feb 2026 | Blk 401 | 13 TO 15 | 110 sqm | S$585,000 | S$5,318 psm | ×0.997 | S$5,302 psm |
How accurate is this estimate for Admiralty Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 57 sales in Admiralty Link since.
- Median error
- 2.5%
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.
6.48% gross yield
S$37,200 of rent a year against the estimate above · 0.09 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 32 approvals in the last year.
In Sembawang, flats of this type with 70 to 79 years of lease left yield 6.39%, from 16 blocks.
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 | 486 | 5 ROOM | S$3,350 |
| Sept 2026 | 483 | 5 ROOM | S$3,200 |
| Aug 2026 | 491 | 5 ROOM | S$3,200 |
| Aug 2026 | 493 | 5 ROOM | S$3,200 |
| Aug 2026 | 403 | 5 ROOM | S$2,000 |
| Jul 2026 | 484 | 5 ROOM | S$3,600 |
| Jul 2026 | 486 | 5 ROOM | S$3,100 |
| Jul 2026 | 404 | 5 ROOM | S$3,000 |
median of 32 HDB rental approvals for 5 ROOM on Admiralty Link since 2025-10.
Buying or selling at S$574,136?
Buying: Stamp duty on S$574,136 · Cash and CPF needed on S$574,136 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$574,136.
Each opens with this figure filled in; change anything there.
Primary schools near 401 Admiralty Link
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
- Endeavour Primary School · 113 m · no 2025 Phase 2C ballot
- Northoaks Primary School · 281 m · no 2025 Phase 2C ballot
- Canberra Primary School · 289 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 679 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Sembawang Primary School · 1,083 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Riverside Primary School · 1,664 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Greenwood Primary School · 1,909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 401 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Jul 2026 | Blk 401 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$565,000 | S$5,136 psm |
| Mar 2026 | Blk 401 · 5 ROOM · 07 TO 09 · Improved · 74 years left | 110 sqm | S$595,000 | S$5,409 psm |
| Feb 2026 | Blk 401 · 5 ROOM · 13 TO 15 · Improved · 74 years left | 110 sqm | S$585,000 | S$5,318 psm |
| Sept 2025 | Blk 401 · 5 ROOM · 04 TO 06 · Improved · 75 years left | 110 sqm | S$595,000 | S$5,409 psm |
| Aug 2025 | Blk 401 · 5 ROOM · 01 TO 03 · Improved · 75 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Jun 2025 | Blk 401 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Feb 2025 | Blk 401 · 5 ROOM · 10 TO 12 · Improved · 75 years left | 110 sqm | S$606,000 | S$5,509 psm |
| May 2024 | Blk 401 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$540,000 | S$4,909 psm |
| Oct 2023 | Blk 401 · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$520,000 | S$4,727 psm |
| Jun 2023 | Blk 401 · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$490,000 | S$4,455 psm |
| Dec 2021 | Blk 401 · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$463,000 | S$4,209 psm |
Showing 12 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 401 · 5 ROOM | S$3,150 | — |
| Nov 2025 | Blk 401 · 5 ROOM | S$3,300 | — |
| Oct 2025 | Blk 401 · 5 ROOM | S$2,600 | — |
| May 2025 | Blk 401 · 5 ROOM | S$3,350 | — |
| Nov 2024 | Blk 401 · 4 ROOM | S$3,700 | — |
| Nov 2024 | Blk 401 · 5 ROOM | S$3,100 | — |
| Feb 2024 | Blk 401 · 5 ROOM | S$3,200 | — |
| Feb 2024 | Blk 401 · 5 ROOM | S$2,900 | — |
| Nov 2023 | Blk 401 · 5 ROOM | S$3,000 | — |
| Nov 2022 | Blk 401 · 4 ROOM | S$3,700 | — |
| Nov 2022 | Blk 401 · 5 ROOM | S$3,500 | — |
| Nov 2022 | Blk 401 · 5 ROOM | S$2,500 | — |
| Aug 2022 | Blk 401 · 5 ROOM | S$3,000 | — |
| Mar 2022 | Blk 401 · 5 ROOM | S$2,100 | — |
| Jan 2022 | Blk 401 · 5 ROOM | S$1,600 | — |
| Nov 2021 | Blk 401 · 5 ROOM | S$2,400 | — |
| Apr 2021 | Blk 401 · 5 ROOM | S$1,800 | — |
| Mar 2021 | Blk 401 · 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 73 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 | 68 years | S$550,773 | S$608,098 | S$658,582 | S$670,100 |
| 10 years | 63 years | S$533,577 | S$650,427 | S$762,906 | S$789,824 |
| 20 years | 53 years | S$491,419 | S$730,222 | S$1,004,615 | S$1,076,759 |
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.