Blk 425 Canberra Rd
Project page · 99-year lease from 2001
Based on 7 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 424 | 10 TO 12 | 90 sqm | S$540,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Aug 2026 | Blk 303 | 13 TO 15 | 100 sqm | S$545,000 | S$5,450 psm | ×1.000 | S$5,450 psm |
| Jul 2026 | Blk 419 | 13 TO 15 | 90 sqm | S$535,000 | S$5,944 psm | ×1.000 | S$5,944 psm |
| Jun 2026 | Blk 308 | 01 TO 03 | 100 sqm | S$562,000 | S$5,620 psm | ×1.000 | S$5,620 psm |
| Apr 2026 | Blk 425 | 04 TO 06 | 90 sqm | S$528,888 | S$5,877 psm | ×1.000 | S$5,877 psm |
| Apr 2026 | Blk 300 | 04 TO 06 | 101 sqm | S$575,000 | S$5,693 psm | ×1.000 | S$5,693 psm |
| Nov 2025 | Blk 425 | 01 TO 03 | 91 sqm | S$505,000 | S$5,549 psm | ×0.996 | S$5,528 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.
7.03% gross yield
S$36,000 of rent a year against the estimate above · 0.83 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 351B | 4 ROOM | S$3,400 |
| Sept 2026 | 424 | 4 ROOM | S$3,000 |
| Aug 2026 | 425 | 4 ROOM | S$3,200 |
| Aug 2026 | 308 | 4 ROOM | S$2,688 |
| Jul 2026 | 306 | 4 ROOM | S$3,300 |
| Jul 2026 | 424 | 4 ROOM | S$3,000 |
| Jul 2026 | 352A | 4 ROOM | S$2,700 |
| Jun 2026 | 351A | 4 ROOM | S$3,300 |
median of 39 HDB rental approvals for 4 ROOM on Canberra Rd since 2025-10.
Buying or selling at S$512,376?
Buying: Stamp duty on S$512,376 · Cash and CPF needed on S$512,376 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$512,376.
Each opens with this figure filled in; change anything there.
Primary schools near 425 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 · 48 m · no 2025 Phase 2C ballot
- Wellington Primary School · 390 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Canberra Primary School · 431 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Northoaks Primary School · 512 m · no 2025 Phase 2C ballot
- Sembawang Primary School · 969 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Riverside Primary School · 1,960 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 425 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 110 sqm | S$600,000 | S$5,455 psm |
| May 2026 | Blk 425 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 110 sqm | S$595,000 | S$5,409 psm |
| Apr 2026 | Blk 425 · 4 ROOM · 04 TO 06 · Model A · 74 years left | 90 sqm | S$528,888 | S$5,877 psm |
| Dec 2025 | Blk 425 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 110 sqm | S$560,000 | S$5,091 psm |
| Nov 2025 | Blk 425 · 4 ROOM · 01 TO 03 · Model A · 75 years left | 91 sqm | S$505,000 | S$5,549 psm |
| Sept 2025 | Blk 425 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$600,000 | S$5,455 psm |
| Sept 2025 | Blk 425 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 90 sqm | S$524,000 | S$5,822 psm |
| Jan 2025 | Blk 425 · 5 ROOM · 13 TO 15 · Improved · 75 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Jan 2025 | Blk 425 · 4 ROOM · 07 TO 09 · Model A · 75 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Mar 2024 | Blk 425 · 5 ROOM · 13 TO 15 · Improved · 76 years left | 110 sqm | S$570,000 | S$5,182 psm |
| Jan 2024 | Blk 425 · 4 ROOM · 10 TO 12 · Model A · 76 years left | 91 sqm | S$475,000 | S$5,220 psm |
| Oct 2023 | Blk 425 · 5 ROOM · 01 TO 03 · Improved · 77 years left | 110 sqm | S$510,000 | S$4,636 psm |
| Sept 2023 | Blk 425 · 5 ROOM · 13 TO 15 · Improved · 77 years left | 110 sqm | S$518,000 | S$4,709 psm |
| Jul 2022 | Blk 425 · 5 ROOM · 07 TO 09 · Improved · 78 years left | 110 sqm | S$525,000 | S$4,773 psm |
| Dec 2021 | Blk 425 · 4 ROOM · 01 TO 03 · Model A · 78 years left | 91 sqm | S$370,000 | S$4,066 psm |
Showing 15 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 425 · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 425 · 5 ROOM | S$3,000 | — |
| Feb 2026 | Blk 425 · 4 ROOM | S$2,750 | — |
| Jun 2025 | Blk 425 · 5 ROOM | S$3,200 | — |
| Mar 2025 | Blk 425 · 5 ROOM | S$3,200 | — |
| Nov 2024 | Blk 425 · 4 ROOM | S$2,900 | — |
| Jun 2024 | Blk 425 · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 425 · 4 ROOM | S$3,000 | — |
| Apr 2023 | Blk 425 · 5 ROOM | S$1,500 | — |
| Dec 2022 | Blk 425 · 5 ROOM | S$3,000 | — |
| Jun 2022 | Blk 425 · 4 ROOM | S$2,800 | — |
| Feb 2021 | Blk 425 · 5 ROOM | S$2,000 | — |
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$491,527 | S$542,685 | S$587,738 | S$598,017 |
| 10 years | 63 years | S$476,180 | S$580,461 | S$680,840 | S$704,863 |
| 20 years | 53 years | S$438,557 | S$651,672 | S$896,549 | S$960,932 |
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.