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HDB · 750404

Blk 404 Admiralty Link

Project page · 99-year lease from 2001

Indicative value range
S$515,968 – S$544,946
Indicative mid S$539,440 · S$5,994 psm

Based on 20 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 49219 TO 2191 sqmS$515,000S$5,659 psm×1.000S$5,659 psm
Sept 2026Blk 48807 TO 0996 sqmS$580,000S$6,042 psm×1.000S$6,042 psm
Aug 2026Blk 48601 TO 0390 sqmS$485,000S$5,389 psm×1.000S$5,389 psm
Aug 2026Blk 48713 TO 1594 sqmS$550,000S$5,851 psm×1.000S$5,851 psm
Jul 2026Blk 48913 TO 1596 sqmS$588,000S$6,125 psm×1.000S$6,125 psm
Jul 2026Blk 49301 TO 0390 sqmS$510,000S$5,667 psm×1.000S$5,667 psm
Jul 2026Blk 48810 TO 1294 sqmS$568,888S$6,052 psm×1.000S$6,052 psm
Jul 2026Blk 49216 TO 1891 sqmS$545,000S$5,989 psm×1.000S$5,989 psm
Jul 2026Blk 48913 TO 1594 sqmS$570,000S$6,064 psm×1.000S$6,064 psm
Jul 2026Blk 48816 TO 1896 sqmS$578,000S$6,021 psm×1.000S$6,021 psm
Jun 2026Blk 49016 TO 1894 sqmS$578,000S$6,149 psm×1.000S$6,149 psm
Jun 2026Blk 48204 TO 0686 sqmS$480,000S$5,581 psm×1.000S$5,581 psm
Apr 2026Blk 48513 TO 1586 sqmS$523,000S$6,081 psm×1.000S$6,081 psm
Apr 2026Blk 40313 TO 1590 sqmS$528,000S$5,867 psm×1.000S$5,867 psm
Dec 2025Blk 49110 TO 1290 sqmS$520,000S$5,778 psm×0.996S$5,755 psm
Dec 2025Blk 40304 TO 0690 sqmS$493,000S$5,478 psm×0.996S$5,456 psm
Dec 2025Blk 40310 TO 1290 sqmS$535,000S$5,944 psm×0.996S$5,921 psm
Dec 2025Blk 48507 TO 0985 sqmS$525,000S$6,176 psm×0.996S$6,152 psm
Dec 2025Blk 48213 TO 1587 sqmS$526,000S$6,046 psm×0.996S$6,022 psm
Nov 2025Blk 40510 TO 1290 sqmS$542,000S$6,022 psm×0.996S$5,999 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.

6.67% gross yield

S$36,000 of rent a year against the estimate above · 0.47 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 35 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

ApprovedBlockFlatRent a month
Sept 20264044 ROOMS$3,800
Sept 20264824 ROOMS$3,400
Sept 20264874 ROOMS$3,250
Sept 20264024 ROOMS$3,000
Sept 20264934 ROOMS$3,000
Sept 20264894 ROOMS$3,000
Sept 20264854 ROOMS$3,000
Sept 20264054 ROOMS$3,000

median of 35 HDB rental approvals for 4 ROOM on Admiralty Link since 2025-10.

Buying or selling at S$539,440?

Buying: Stamp duty on S$539,440 · Cash and CPF needed on S$539,440 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$539,440.

Each opens with this figure filled in; change anything there.

Primary schools near 404 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Dec 2025
Blk 404 · 5 ROOM · 04 TO 06 · Improved · 74 years left
110 sqmS$560,000S$5,091 psm
Aug 2025
Blk 404 · 5 ROOM · 07 TO 09 · Improved · 75 years left
110 sqmS$610,000S$5,545 psm
Jul 2025
Blk 404 · 5 ROOM · 01 TO 03 · Improved · 75 years left
110 sqmS$565,000S$5,136 psm
Nov 2024
Blk 404 · 5 ROOM · 10 TO 12 · Improved · 75 years left
110 sqmS$618,000S$5,618 psm
Sept 2024
Blk 404 · 4 ROOM · 01 TO 03 · Model A · 76 years left
91 sqmS$500,000S$5,495 psm
Aug 2024
Blk 404 · 5 ROOM · 01 TO 03 · Improved · 76 years left
110 sqmS$550,000S$5,000 psm
Aug 2024
Blk 404 · 4 ROOM · 07 TO 09 · Model A · 76 years left
90 sqmS$530,000S$5,889 psm
Apr 2024
Blk 404 · 5 ROOM · 13 TO 15 · Improved · 76 years left
110 sqmS$540,000S$4,909 psm
Oct 2023
Blk 404 · 4 ROOM · 13 TO 15 · Model A · 76 years left
91 sqmS$475,000S$5,220 psm
Jun 2023
Blk 404 · 4 ROOM · 10 TO 12 · Model A · 77 years left
91 sqmS$460,000S$5,055 psm
Apr 2023
Blk 404 · 4 ROOM · 13 TO 15 · Model A · 77 years left
91 sqmS$460,000S$5,055 psm
Aug 2022
Blk 404 · 4 ROOM · 13 TO 15 · Model A · 78 years left
90 sqmS$440,000S$4,889 psm
Jul 2022
Blk 404 · 5 ROOM · 04 TO 06 · Improved · 78 years left
110 sqmS$485,000S$4,409 psm
See more

Showing 13 of 78.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years68 yearsS$517,489S$571,350S$618,783S$629,605
10 years63 yearsS$501,332S$611,121S$716,802S$742,094
20 years53 yearsS$461,721S$686,094S$943,905S$1,011,689

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.