Blk 422 Canberra Rd
Project page · 99-year lease from 2001
Based on 18 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 300 | 07 TO 09 | 120 sqm | S$650,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Oct 2026 | Blk 311 | 04 TO 06 | 120 sqm | S$670,000 | S$5,583 psm | ×1.000 | S$5,583 psm |
| Sept 2026 | Blk 424 | 13 TO 15 | 110 sqm | S$555,000 | S$5,045 psm | ×1.000 | S$5,045 psm |
| Sept 2026 | Blk 311 | 13 TO 15 | 120 sqm | S$728,000 | S$6,067 psm | ×1.000 | S$6,067 psm |
| Aug 2026 | Blk 421 | 04 TO 06 | 110 sqm | S$598,000 | S$5,436 psm | ×1.000 | S$5,436 psm |
| Aug 2026 | Blk 351C | 10 TO 12 | 113 sqm | S$692,188 | S$6,126 psm | ×1.000 | S$6,126 psm |
| Aug 2026 | Blk 306 | 16 TO 18 | 120 sqm | S$680,000 | S$5,667 psm | ×1.000 | S$5,667 psm |
| Jul 2026 | Blk 418 | 10 TO 12 | 110 sqm | S$630,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Jun 2026 | Blk 425 | 10 TO 12 | 110 sqm | S$600,000 | S$5,455 psm | ×1.000 | S$5,455 psm |
| May 2026 | Blk 425 | 10 TO 12 | 110 sqm | S$595,000 | S$5,409 psm | ×1.000 | S$5,409 psm |
| May 2026 | Blk 350B | 10 TO 12 | 113 sqm | S$665,000 | S$5,885 psm | ×1.000 | S$5,885 psm |
| Apr 2026 | Blk 420 | 04 TO 06 | 110 sqm | S$570,000 | S$5,182 psm | ×1.000 | S$5,182 psm |
| Mar 2026 | Blk 305 | 07 TO 09 | 121 sqm | S$668,000 | S$5,521 psm | ×0.997 | S$5,504 psm |
| Jan 2026 | Blk 304 | 01 TO 03 | 123 sqm | S$660,000 | S$5,366 psm | ×0.997 | S$5,350 psm |
| Jan 2026 | Blk 352C | 04 TO 06 | 110 sqm | S$650,000 | S$5,909 psm | ×0.997 | S$5,892 psm |
| Jan 2026 | Blk 300 | 13 TO 15 | 120 sqm | S$675,000 | S$5,625 psm | ×0.997 | S$5,608 psm |
| Dec 2025 | Blk 425 | 01 TO 03 | 110 sqm | S$560,000 | S$5,091 psm | ×0.996 | S$5,071 psm |
| Nov 2025 | Blk 419 | 04 TO 06 | 110 sqm | S$595,000 | S$5,409 psm | ×0.996 | S$5,388 psm |
How accurate is this estimate for Canberra Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 39 sales in Canberra Rd since.
- Median error
- 3.6%
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.
6.57% gross yield
S$39,600 of rent a year against the estimate above · 0.18 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 59 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 | 422 | 5 ROOM | S$3,600 |
| Sept 2026 | 351A | 5 ROOM | S$3,300 |
| Sept 2026 | 420 | 5 ROOM | S$3,200 |
| Sept 2026 | 422 | 5 ROOM | S$3,100 |
| Aug 2026 | 350C | 5 ROOM | S$3,500 |
| Aug 2026 | 351B | 5 ROOM | S$3,400 |
| Aug 2026 | 417 | 5 ROOM | S$3,400 |
| Aug 2026 | 418 | 5 ROOM | S$2,900 |
median of 59 HDB rental approvals for 5 ROOM on Canberra Rd since 2025-10.
Buying or selling at S$602,741?
Buying: Stamp duty on S$602,741 · Cash and CPF needed on S$602,741 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$602,741.
Each opens with this figure filled in; change anything there.
Primary schools near 422 Canberra Rd
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 · 70 m · no 2025 Phase 2C ballot
- Canberra Primary School · 345 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Wellington Primary School · 371 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 547 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 880 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Riverside Primary School · 1,896 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2025 | Blk 422 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Oct 2024 | Blk 422 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$638,000 | S$5,800 psm |
| Sept 2024 | Blk 422 · 5 ROOM · 10 TO 12 · Improved · 76 years left | 110 sqm | S$588,000 | S$5,345 psm |
| Dec 2023 | Blk 422 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$588,000 | S$5,345 psm |
| Aug 2023 | Blk 422 · 5 ROOM · 04 TO 06 · Improved · 77 years left | 110 sqm | S$538,000 | S$4,891 psm |
| Nov 2022 | Blk 422 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 90 sqm | S$425,000 | S$4,722 psm |
| Jul 2022 | Blk 422 · 5 ROOM · 04 TO 06 · Improved · 78 years left | 110 sqm | S$475,000 | S$4,318 psm |
Showing 7 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 422 · 5 ROOM | S$3,600 | — |
| Sept 2026 | Blk 422 · 5 ROOM | S$3,100 | — |
| Jul 2026 | Blk 422 · 5 ROOM | S$3,300 | — |
| Aug 2025 | Blk 422 · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 422 · 5 ROOM | S$3,150 | — |
| Mar 2025 | Blk 422 · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 422 · 5 ROOM | S$3,600 | — |
| Sept 2024 | Blk 422 · 5 ROOM | S$3,500 | — |
| Sept 2024 | Blk 422 · 5 ROOM | S$3,200 | — |
| Jun 2024 | Blk 422 · 5 ROOM | S$3,000 | — |
| Feb 2024 | Blk 422 · 4 ROOM | S$3,400 | — |
| Sept 2023 | Blk 422 · 5 ROOM | S$3,600 | — |
| Sept 2023 | Blk 422 · 5 ROOM | S$3,500 | — |
| May 2023 | Blk 422 · 5 ROOM | S$3,400 | — |
| Oct 2022 | Blk 422 · 5 ROOM | S$3,500 | — |
| Sept 2022 | Blk 422 · 5 ROOM | S$3,500 | — |
| Jul 2022 | Blk 422 · 5 ROOM | S$2,400 | — |
| May 2022 | Blk 422 · 5 ROOM | S$3,100 | — |
| Apr 2022 | Blk 422 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 422 · 4 ROOM | S$2,450 | — |
| Aug 2021 | Blk 422 · 5 ROOM | S$2,000 | — |
| Jul 2021 | Blk 422 · 4 ROOM | S$1,600 | — |
| May 2021 | Blk 422 · 5 ROOM | S$1,900 | — |
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$578,214 | S$638,395 | S$691,394 | S$703,486 |
| 10 years | 63 years | S$560,161 | S$682,833 | S$800,915 | S$829,175 |
| 20 years | 53 years | S$515,902 | S$766,603 | S$1,054,667 | S$1,130,405 |
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.