Blk 417A Fernvale Link
Project page · 99-year lease from 2018
Based on 4 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 417A | 10 TO 12 | 94 sqm | S$708,000 | S$7,532 psm | ×1.000 | S$7,532 psm |
| Jul 2026 | Blk 417A | 10 TO 12 | 94 sqm | S$715,000 | S$7,606 psm | ×1.000 | S$7,606 psm |
| Apr 2026 | Blk 417A | 13 TO 15 | 94 sqm | S$720,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Dec 2025 | Blk 417A | 19 TO 21 | 94 sqm | S$718,000 | S$7,638 psm | ×0.996 | S$7,608 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.
5.37% gross yield
S$38,400 of rent a year against the estimate above · 0.04 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.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 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$715,090?
Buying: Stamp duty on S$715,090 · Cash and CPF needed on S$715,090 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$715,090.
Each opens with this figure filled in; change anything there.
Primary schools near 417a 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
- Sengkang Green Primary School · 575 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 609 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 616 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 659 m · no 2025 Phase 2C ballot
- Springdale Primary School · 976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,046 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,355 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,393 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,545 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,847 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,859 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$708,000 | S$7,532 psm |
| Jul 2026 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 91 years left | 94 sqm | S$715,000 | S$7,606 psm |
| Apr 2026 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 91 years left | 94 sqm | S$720,000 | S$7,660 psm |
| Feb 2026 | Blk 417A · 3 ROOM · 22 TO 24 · Model A · 92 years left | 69 sqm | S$555,000 | S$8,043 psm |
| Jan 2026 | Blk 417A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 69 sqm | S$575,000 | S$8,333 psm |
| Dec 2025 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 94 sqm | S$718,000 | S$7,638 psm |
| Oct 2025 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$620,800 | S$6,604 psm |
| Aug 2025 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 94 sqm | S$728,888 | S$7,754 psm |
| Jul 2025 | Blk 417A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 69 sqm | S$550,000 | S$7,971 psm |
| May 2025 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 94 sqm | S$713,000 | S$7,585 psm |
| Apr 2025 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Feb 2025 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 94 sqm | S$695,000 | S$7,394 psm |
| Dec 2024 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 94 sqm | S$738,888 | S$7,861 psm |
| Nov 2024 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 94 sqm | S$680,888 | S$7,243 psm |
| Sept 2024 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 94 sqm | S$685,000 | S$7,287 psm |
| Sept 2024 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Aug 2024 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 94 sqm | S$667,888 | S$7,105 psm |
| Aug 2024 | Blk 417A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 94 sqm | S$610,000 | S$6,489 psm |
| Mar 2024 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 94 sqm | S$702,888 | S$7,478 psm |
| Mar 2024 | Blk 417A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 69 sqm | S$490,888 | S$7,114 psm |
| Mar 2024 | Blk 417A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 69 sqm | S$440,000 | S$6,377 psm |
| Feb 2024 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$632,000 | S$6,723 psm |
| Dec 2023 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Dec 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$603,888 | S$6,424 psm |
| Dec 2023 | Blk 417A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Nov 2023 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 94 sqm | S$668,000 | S$7,106 psm |
| Oct 2023 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$668,888 | S$7,116 psm |
| Oct 2023 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$608,000 | S$6,468 psm |
| Sept 2023 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$635,000 | S$6,755 psm |
| Sept 2023 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Aug 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$596,000 | S$6,340 psm |
| Jul 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$605,000 | S$6,436 psm |
| May 2023 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 94 sqm | S$655,000 | S$6,968 psm |
| May 2023 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$629,000 | S$6,691 psm |
| Apr 2023 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$662,888 | S$7,052 psm |
| Apr 2023 | Blk 417A · 4 ROOM · 22 TO 24 · Model A · 94 years left | 94 sqm | S$650,000 | S$6,915 psm |
| Apr 2023 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 94 sqm | S$629,000 | S$6,691 psm |
| Apr 2023 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$585,888 | S$6,233 psm |
| Apr 2023 | Blk 417A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 69 sqm | S$495,000 | S$7,174 psm |
| Apr 2023 | Blk 417A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 69 sqm | S$425,000 | S$6,159 psm |
| Feb 2023 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$638,888 | S$6,797 psm |
| Feb 2023 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Feb 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$605,000 | S$6,436 psm |
| Feb 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$575,000 | S$6,117 psm |
| Jan 2023 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$640,888 | S$6,818 psm |
| Jan 2023 | Blk 417A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 94 sqm | S$632,000 | S$6,723 psm |
| Jan 2023 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$628,000 | S$6,681 psm |
| Jan 2023 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$628,000 | S$6,681 psm |
| Jan 2023 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$595,000 | S$6,330 psm |
| Jan 2023 | Blk 417A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 69 sqm | S$495,000 | S$7,174 psm |
| Jan 2023 | Blk 417A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 69 sqm | S$435,000 | S$6,304 psm |
| Dec 2022 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$638,000 | S$6,787 psm |
| Dec 2022 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Dec 2022 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$628,000 | S$6,681 psm |
| Dec 2022 | Blk 417A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Dec 2022 | Blk 417A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$545,000 | S$5,798 psm |
| Nov 2022 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Nov 2022 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Nov 2022 | Blk 417A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 69 sqm | S$472,888 | S$6,853 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 95 years left excluded: outlier | 94 sqm | S$650,000 | S$6,915 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 95 years left excluded: outlier | 94 sqm | S$645,000 | S$6,862 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$635,888 | S$6,765 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$615,000 | S$6,543 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$610,000 | S$6,489 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 94 sqm | S$600,000 | S$6,383 psm |
| Oct 2022 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$575,000 | S$6,117 psm |
| Sept 2022 | Blk 417A · 4 ROOM · 22 TO 24 · Model A · 95 years left excluded: outlier | 94 sqm | S$630,000 | S$6,702 psm |
| Sept 2022 | Blk 417A · 4 ROOM · 10 TO 12 · Model A · 95 years left excluded: outlier | 94 sqm | S$628,000 | S$6,681 psm |
| Sept 2022 | Blk 417A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 94 sqm | S$610,000 | S$6,489 psm |
| Sept 2022 | Blk 417A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$585,000 | S$6,223 psm |
| Aug 2022 | Blk 417A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$600,000 | S$6,383 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 417A · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 417A · 4 ROOM | S$3,400 | — |
| May 2025 | Blk 417A · 4 ROOM | S$3,000 | — |
| Oct 2024 | Blk 417A · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 417A · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 417A · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 417A · 4 ROOM | S$3,800 | — |
| May 2023 | Blk 417A · 4 ROOM | S$2,000 | — |
| Nov 2022 | Blk 417A · 4 ROOM | S$2,450 | — |
| Jan 2021 | Blk 417A · 4 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 90 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 | 85 years | S$679,837 | S$750,595 | S$812,908 | S$827,125 |
| 10 years | 80 years | S$638,313 | S$778,100 | S$912,657 | S$944,859 |
| 20 years | 70 years | S$563,048 | S$836,660 | S$1,151,049 | S$1,233,708 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.