Blk 439A 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 439A | 13 TO 15 | 94 sqm | S$658,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| May 2026 | Blk 439A | 19 TO 21 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| Dec 2025 | Blk 439A | 07 TO 09 | 94 sqm | S$622,500 | S$6,622 psm | ×0.996 | S$6,596 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.
5.56% gross yield
S$36,600 of rent a year against the estimate above · 0.28 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$658,000?
Buying: Stamp duty on S$658,000 · Cash and CPF needed on S$658,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$658,000.
Each opens with this figure filled in; change anything there.
Primary schools near 439a 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 · 260 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 362 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 608 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Springdale Primary School · 1,270 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,362 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,473 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,646 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,705 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 439A · 4 ROOM · 13 TO 15 · Model A · 84 years left | 94 sqm | S$658,000 | S$7,000 psm |
| May 2026 | Blk 439A · 4 ROOM · 19 TO 21 · Model A · 84 years left | 94 sqm | S$668,888 | S$7,116 psm |
| Dec 2025 | Blk 439A · 4 ROOM · 07 TO 09 · Model A · 84 years left | 94 sqm | S$622,500 | S$6,622 psm |
| Jul 2025 | Blk 439A · 4 ROOM · 13 TO 15 · Model A · 85 years left | 94 sqm | S$680,000 | S$7,234 psm |
| Nov 2024 | Blk 439A · 4 ROOM · 19 TO 21 · Model A · 85 years left | 94 sqm | S$703,888 | S$7,488 psm |
| Jun 2024 | Blk 439A · 4 ROOM · 07 TO 09 · Model A · 86 years left | 94 sqm | S$605,000 | S$6,436 psm |
| Jun 2024 | Blk 439A · 4 ROOM · 04 TO 06 · Model A · 86 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Jul 2023 | Blk 439A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 94 sqm | S$570,000 | S$6,064 psm |
| Jul 2023 | Blk 439A · 4 ROOM · 07 TO 09 · Model A · 87 years left | 94 sqm | S$555,000 | S$5,904 psm |
| Jan 2023 | Blk 439A · 4 ROOM · 13 TO 15 · Model A · 87 years left | 94 sqm | S$565,000 | S$6,011 psm |
| Oct 2022 | Blk 439A · 4 ROOM · 16 TO 18 · Model A · 87 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Feb 2022 | Blk 439A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 94 sqm | S$515,000 | S$5,479 psm |
| Oct 2021 | Blk 439A · 3 ROOM · 13 TO 15 · Model A · 88 years left | 69 sqm | S$383,000 | S$5,551 psm |
Showing 13 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 439A · 3 ROOM | S$3,000 | — |
| Feb 2026 | Blk 439A · 4 ROOM | S$3,000 | — |
| Jan 2026 | Blk 439A · 4 ROOM | S$3,100 | — |
| Sept 2025 | Blk 439A · 4 ROOM | S$3,350 | — |
| Aug 2025 | Blk 439A · 4 ROOM | S$3,100 | — |
| Jul 2025 | Blk 439A · 4 ROOM | S$3,400 | — |
| Apr 2025 | Blk 439A · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 439A · 4 ROOM | S$2,400 | — |
| Jan 2025 | Blk 439A · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 439A · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 439A · 4 ROOM | S$3,500 | — |
| Sept 2024 | Blk 439A · 4 ROOM | S$3,200 | — |
| Jul 2024 | Blk 439A · 3 ROOM | S$3,000 | — |
| Jun 2024 | Blk 439A · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 439A · 4 ROOM | S$2,400 | — |
| Jan 2024 | Blk 439A · 4 ROOM | S$3,000 | — |
| Dec 2023 | Blk 439A · 4 ROOM | S$3,650 | — |
| Oct 2023 | Blk 439A · 4 ROOM | S$3,350 | — |
| Apr 2023 | Blk 439A · 4 ROOM | S$2,275 | — |
| Dec 2022 | Blk 439A · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 439A · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 439A · 4 ROOM | S$2,200 | — |
| Aug 2022 | Blk 439A · 4 ROOM | S$2,400 | — |
| Jul 2022 | Blk 439A · 4 ROOM | S$3,600 | — |
| Jul 2022 | Blk 439A · 3 ROOM | S$1,650 | — |
| Apr 2022 | Blk 439A · 4 ROOM | S$2,050 | — |
| Feb 2022 | Blk 439A · 4 ROOM | S$2,750 | — |
| Feb 2022 | Blk 439A · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 439A · 4 ROOM | S$3,000 | — |
| Sept 2021 | Blk 439A · 4 ROOM | S$2,150 | — |
| Aug 2021 | Blk 439A · 4 ROOM | S$2,300 | — |
| Jul 2021 | Blk 439A · 3 ROOM | S$1,650 | — |
| Mar 2021 | Blk 439A · 4 ROOM | S$1,900 | — |
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$615,010 | S$679,021 | S$735,393 | S$748,254 |
| 10 years | 73 years | S$580,415 | S$707,522 | S$829,874 | S$859,155 |
| 20 years | 63 years | S$539,411 | S$801,537 | S$1,102,727 | S$1,181,917 |
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.