Blk 438A Sengkang West Ave
Project page · 99-year lease from 2011
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 438A | 07 TO 09 | 94 sqm | S$685,000 | S$7,287 psm | ×1.000 | S$7,287 psm |
| Jul 2026 | Blk 438A | 19 TO 21 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| May 2026 | Blk 438A | 10 TO 12 | 94 sqm | S$636,168 | S$6,768 psm | ×1.000 | S$6,768 psm |
How accurate is this estimate for Sengkang West Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Sengkang West Ave since.
- Median error
- 4.1%
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.
5.47% gross yield
S$36,600 of rent a year against the estimate above · 0.37 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 12 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 |
|---|---|---|---|
| Aug 2026 | 438A | 4 ROOM | S$3,300 |
| Jul 2026 | 455A | 4 ROOM | S$3,200 |
| Jul 2026 | 438B | 4 ROOM | S$2,900 |
| Mar 2026 | 438A | 4 ROOM | S$3,300 |
| Feb 2026 | 439A | 4 ROOM | S$3,000 |
| Jan 2026 | 439B | 4 ROOM | S$3,200 |
| Jan 2026 | 439A | 4 ROOM | S$3,100 |
| Jan 2026 | 438B | 4 ROOM | S$3,000 |
median of 12 HDB rental approvals for 4 ROOM on Sengkang West Ave since 2025-10.
Buying or selling at S$668,888?
Buying: Stamp duty on S$668,888 · Cash and CPF needed on S$668,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$668,888.
Each opens with this figure filled in; change anything there.
Primary schools near 438a Sengkang West Ave
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 · 198 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 371 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 530 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 997 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Springdale Primary School · 1,299 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,413 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,578 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,734 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,812 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 84 years left | 94 sqm | S$685,000 | S$7,287 psm |
| Jul 2026 | Blk 438A · 4 ROOM · 19 TO 21 · Model A · 84 years left | 94 sqm | S$668,888 | S$7,116 psm |
| May 2026 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 84 years left | 94 sqm | S$636,168 | S$6,768 psm |
| Jul 2025 | Blk 438A · 4 ROOM · 01 TO 03 · Model A · 85 years left | 94 sqm | S$613,000 | S$6,521 psm |
| Aug 2024 | Blk 438A · 3 ROOM · 07 TO 09 · Model A · 86 years left | 69 sqm | S$521,000 | S$7,551 psm |
| Jul 2024 | Blk 438A · 4 ROOM · 16 TO 18 · Model A · 86 years left | 94 sqm | S$650,000 | S$6,915 psm |
| Jan 2024 | Blk 438A · 4 ROOM · 13 TO 15 · Model A · 86 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Jan 2024 | Blk 438A · 3 ROOM · 04 TO 06 · Model A · 86 years left | 69 sqm | S$470,000 | S$6,812 psm |
| Oct 2023 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 86 years left | 94 sqm | S$580,000 | S$6,170 psm |
| Oct 2023 | Blk 438A · 3 ROOM · 19 TO 21 · Model A · 86 years left | 69 sqm | S$498,000 | S$7,217 psm |
| Oct 2023 | Blk 438A · 3 ROOM · 13 TO 15 · Model A · 86 years left | 69 sqm | S$492,000 | S$7,130 psm |
| Jun 2023 | Blk 438A · 4 ROOM · 19 TO 21 · Model A · 87 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Dec 2022 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$560,000 | S$5,957 psm |
| Aug 2022 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Feb 2022 | Blk 438A · 3 ROOM · 19 TO 21 · Model A · 88 years left | 69 sqm | S$400,000 | S$5,797 psm |
Showing 15 of 42.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 438A · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 438A · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 438A · 3 ROOM | S$2,750 | — |
| Oct 2025 | Blk 438A · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 438A · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 438A · 3 ROOM | S$2,600 | — |
| Jan 2025 | Blk 438A · 4 ROOM | S$3,250 | — |
| Dec 2024 | Blk 438A · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 438A · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 438A · 4 ROOM | S$3,750 | — |
| Nov 2023 | Blk 438A · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 438A · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 438A · 4 ROOM | S$3,100 | — |
| Jul 2023 | Blk 438A · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 438A · 4 ROOM | S$3,750 | — |
| Feb 2023 | Blk 438A · 4 ROOM | S$2,100 | — |
| Dec 2022 | Blk 438A · 3 ROOM | S$3,100 | — |
| Aug 2022 | Blk 438A · 4 ROOM | S$2,800 | — |
| Apr 2022 | Blk 438A · 3 ROOM | S$2,200 | — |
| Dec 2021 | Blk 438A · 4 ROOM | S$2,050 | — |
| Oct 2021 | Blk 438A · 3 ROOM | S$1,700 | — |
| Sept 2021 | Blk 438A · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 438A · 4 ROOM | S$2,100 | — |
| Aug 2021 | Blk 438A · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 438A · 4 ROOM | S$1,950 | — |
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 83 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 | 78 years | S$625,187 | S$690,257 | S$747,561 | S$760,635 |
| 10 years | 73 years | S$590,019 | S$719,230 | S$843,606 | S$873,372 |
| 20 years | 63 years | S$548,337 | S$814,800 | S$1,120,974 | S$1,201,474 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 1% 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.