Blk 412A Fernvale Link
Project page · 99-year lease from 2004
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 412B | 22 TO 24 | 114 sqm | S$666,888 | S$5,850 psm | ×1.000 | S$5,850 psm |
| Apr 2026 | Blk 412B | 22 TO 24 | 114 sqm | S$755,000 | S$6,623 psm | ×1.000 | S$6,623 psm |
| Apr 2026 | Blk 412B | 19 TO 21 | 114 sqm | S$705,000 | S$6,184 psm | ×1.000 | S$6,184 psm |
| Jan 2026 | Blk 413A | 10 TO 12 | 114 sqm | S$725,000 | S$6,360 psm | ×0.997 | S$6,341 psm |
| Jan 2026 | Blk 413A | 07 TO 09 | 114 sqm | S$688,000 | S$6,035 psm | ×0.997 | S$6,017 psm |
| Nov 2025 | Blk 412A | 10 TO 12 | 114 sqm | S$720,000 | S$6,316 psm | ×0.996 | S$6,291 psm |
How accurate is this estimate for Fernvale Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 166 sales in Fernvale Link since.
- Median error
- 2.9%
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.
5.57% gross yield
S$39,600 of rent a year against the estimate above · 0.32 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 42 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 | 468C | 5 ROOM | S$3,200 |
| Sept 2026 | 416C | 5 ROOM | S$3,000 |
| Aug 2026 | 416A | 5 ROOM | S$3,500 |
| Aug 2026 | 415C | 5 ROOM | S$3,400 |
| Aug 2026 | 412A | 5 ROOM | S$3,300 |
| Aug 2026 | 416A | 5 ROOM | S$3,000 |
| Jul 2026 | 440C | 5 ROOM | S$3,500 |
| Jul 2026 | 413B | 5 ROOM | S$3,150 |
median of 42 HDB rental approvals for 5 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$711,086?
Buying: Stamp duty on S$711,086 · Cash and CPF needed on S$711,086 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$711,086.
Each opens with this figure filled in; change anything there.
Primary schools near 412a Fernvale 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
- Fernvale Primary School · 357 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 431 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 895 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 938 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,191 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,363 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,388 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,452 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,516 m · no 2025 Phase 2C ballot
- Rosyth School · 1,779 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,844 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,985 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 412A · 5 ROOM · 04 TO 06 · Premium Apartment · 77 years left excluded: outlier | 114 sqm | S$600,000 | S$5,263 psm |
| Jul 2026 | Blk 412A · 5 ROOM · 01 TO 03 · Premium Apartment · 77 years left excluded: outlier | 114 sqm | S$560,000 | S$4,912 psm |
| Nov 2025 | Blk 412A · 5 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 114 sqm | S$720,000 | S$6,316 psm |
| Apr 2025 | Blk 412A · 4 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 95 sqm | S$610,000 | S$6,421 psm |
| Feb 2025 | Blk 412A · 4 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 95 sqm | S$545,000 | S$5,737 psm |
| Sept 2024 | Blk 412A · 5 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Aug 2024 | Blk 412A · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 95 sqm | S$532,000 | S$5,600 psm |
| Jun 2024 | Blk 412A · 4 ROOM · 19 TO 21 · Premium Apartment · 79 years left | 95 sqm | S$603,000 | S$6,347 psm |
| Nov 2023 | Blk 412A · 4 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 95 sqm | S$530,000 | S$5,579 psm |
| May 2023 | Blk 412A · 5 ROOM · 16 TO 18 · Premium Apartment · 80 years left | 114 sqm | S$640,000 | S$5,614 psm |
| May 2022 | Blk 412A · 5 ROOM · 22 TO 24 · Premium Apartment · 81 years left | 114 sqm | S$633,000 | S$5,553 psm |
| Feb 2022 | Blk 412A · 4 ROOM · 13 TO 15 · Premium Apartment · 81 years left excluded: outlier | 95 sqm | S$500,000 | S$5,263 psm |
Showing 12 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 412A · 5 ROOM | S$3,300 | — |
| Jul 2026 | Blk 412A · 5 ROOM | S$3,000 | — |
| Mar 2026 | Blk 412A · 5 ROOM | S$3,300 | — |
| Dec 2025 | Blk 412A · 5 ROOM | S$3,000 | — |
| Aug 2025 | Blk 412A · 5 ROOM | S$3,300 | — |
| Aug 2025 | Blk 412A · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 412A · 5 ROOM | S$3,600 | — |
| May 2025 | Blk 412A · 5 ROOM | S$3,100 | — |
| Feb 2025 | Blk 412A · 5 ROOM | S$3,100 | — |
| Nov 2024 | Blk 412A · 5 ROOM | S$3,100 | — |
| Aug 2024 | Blk 412A · 5 ROOM | S$2,950 | — |
| Jul 2024 | Blk 412A · 5 ROOM | S$3,000 | — |
| Jun 2024 | Blk 412A · 5 ROOM | S$3,300 | — |
| Dec 2023 | Blk 412A · 5 ROOM | S$3,450 | — |
| Jul 2023 | Blk 412A · 5 ROOM | S$3,550 | — |
| May 2023 | Blk 412A · 5 ROOM | S$3,500 | — |
| Apr 2023 | Blk 412A · 5 ROOM | S$3,600 | — |
| Mar 2023 | Blk 412A · 5 ROOM | S$3,200 | — |
| Dec 2022 | Blk 412A · 5 ROOM | S$2,400 | — |
| Jul 2022 | Blk 412A · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 412A · 5 ROOM | S$2,300 | — |
| Jan 2022 | Blk 412A · 5 ROOM | S$3,000 | — |
| Nov 2021 | Blk 412A · 5 ROOM | S$2,000 | — |
| Jun 2021 | Blk 412A · 5 ROOM | S$2,450 | — |
| May 2021 | Blk 412A · 5 ROOM | S$2,350 | — |
| Mar 2021 | Blk 412A · 5 ROOM | S$2,300 | — |
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 76 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 | 71 years | S$671,086 | S$740,934 | S$802,445 | S$816,479 |
| 10 years | 66 years | S$643,778 | S$784,762 | S$920,471 | S$952,948 |
| 20 years | 56 years | S$601,721 | S$894,126 | S$1,230,109 | S$1,318,445 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.