Blk 415A Fernvale Link
Project page · 99-year lease from 2016
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 415A | 13 TO 15 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Mar 2026 | Blk 415A | 07 TO 09 | 93 sqm | S$690,000 | S$7,419 psm | ×0.997 | S$7,397 psm |
| Dec 2025 | Blk 415A | 07 TO 09 | 93 sqm | S$617,000 | S$6,634 psm | ×0.996 | S$6,608 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.
5.91% gross yield
S$38,400 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 58 approvals in the last year.
In Sengkang, flats of this type with 80 to 89 years of lease left yield 5.84%, from 36 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 | 418B | 4 ROOM | S$3,400 |
| Sept 2026 | 415C | 4 ROOM | S$3,300 |
| Sept 2026 | 414A | 4 ROOM | S$2,600 |
| Aug 2026 | 440A | 4 ROOM | S$3,400 |
| Aug 2026 | 416A | 4 ROOM | S$3,300 |
| Jul 2026 | 440A | 4 ROOM | S$3,300 |
| Jul 2026 | 470A | 4 ROOM | S$3,300 |
| Jul 2026 | 430A | 4 ROOM | S$3,000 |
median of 58 HDB rental approvals for 4 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$650,000?
Buying: Stamp duty on S$650,000 · Cash and CPF needed on S$650,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$650,000.
Each opens with this figure filled in; change anything there.
Primary schools near 415a 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 · 525 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 563 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 779 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 898 m · no 2025 Phase 2C ballot
1 to 2 km
- Hougang Primary School · 1,130 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,224 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,230 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,347 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,354 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,787 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Rosyth School · 1,794 m · balloted in 2025 Phase 2C (citizens within 1 km)
- North Vista Primary School · 1,865 m · no 2025 Phase 2C ballot
- Montfort Junior School (boys) · 1,868 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 415A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2026 | Blk 415A · 5 ROOM · 01 TO 03 · Improved · 89 years left excluded: outlier | 113 sqm | S$680,000 | S$6,018 psm |
| Mar 2026 | Blk 415A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Dec 2025 | Blk 415A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$617,000 | S$6,634 psm |
| Jun 2025 | Blk 415A · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$650,000 | S$6,989 psm |
| May 2025 | Blk 415A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$783,000 | S$6,929 psm |
| Apr 2025 | Blk 415A · 4 ROOM · 22 TO 24 · Model A · 90 years left | 93 sqm | S$683,000 | S$7,344 psm |
| Nov 2024 | Blk 415A · 4 ROOM · 19 TO 21 · Model A · 90 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Oct 2024 | Blk 415A · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Sept 2024 | Blk 415A · 5 ROOM · 13 TO 15 · Improved · 90 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Aug 2024 | Blk 415A · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$747,000 | S$6,611 psm |
| May 2024 | Blk 415A · 5 ROOM · 01 TO 03 · Improved · 91 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Aug 2023 | Blk 415A · 5 ROOM · 19 TO 21 · Improved · 92 years left | 113 sqm | S$821,000 | S$7,265 psm |
| Aug 2023 | Blk 415A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$635,888 | S$6,838 psm |
| May 2023 | Blk 415A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$650,000 | S$5,752 psm |
| Apr 2023 | Blk 415A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Feb 2023 | Blk 415A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Feb 2023 | Blk 415A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Feb 2023 | Blk 415A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Dec 2022 | Blk 415A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Nov 2022 | Blk 415A · 5 ROOM · 19 TO 21 · Improved · 92 years left | 113 sqm | S$800,000 | S$7,080 psm |
| May 2022 | Blk 415A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Feb 2022 | Blk 415A · 5 ROOM · 16 TO 18 · Improved · 93 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Feb 2022 | Blk 415A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$475,000 | S$5,108 psm |
| Nov 2021 | Blk 415A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$518,000 | S$5,570 psm |
Showing 25 of 61.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 415A · 4 ROOM | S$3,350 | — |
| May 2026 | Blk 415A · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 415A · 4 ROOM | S$3,400 | — |
| Jul 2025 | Blk 415A · 4 ROOM | S$3,400 | — |
| Nov 2024 | Blk 415A · 4 ROOM | S$3,500 | — |
| Nov 2024 | Blk 415A · 4 ROOM | S$3,170 | — |
| May 2024 | Blk 415A · 4 ROOM | S$2,975 | — |
| Nov 2022 | Blk 415A · 5 ROOM | S$2,100 | — |
| Sept 2022 | Blk 415A · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 415A · 4 ROOM | S$2,400 | — |
| Mar 2022 | Blk 415A · 5 ROOM | S$2,800 | — |
| Aug 2021 | Blk 415A · 4 ROOM | S$2,550 | — |
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 88 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 | 83 years | S$610,299 | S$673,819 | S$729,759 | S$742,522 |
| 10 years | 78 years | S$570,425 | S$695,345 | S$815,592 | S$844,369 |
| 20 years | 68 years | S$516,432 | S$767,390 | S$1,055,750 | S$1,131,565 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.