Blk 445A Fernvale Rd
Project page · 99-year lease from 2012
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 441A | 16 TO 18 | 69 sqm | S$570,000 | S$8,261 psm | ×1.000 | S$8,261 psm |
| Jul 2026 | Blk 434A | 07 TO 09 | 68 sqm | S$528,000 | S$7,765 psm | ×1.000 | S$7,765 psm |
| Jun 2026 | Blk 453D | 19 TO 21 | 67 sqm | S$595,000 | S$8,881 psm | ×1.000 | S$8,881 psm |
| May 2026 | Blk 445B | 10 TO 12 | 67 sqm | S$555,888 | S$8,297 psm | ×1.000 | S$8,297 psm |
| May 2026 | Blk 441C | 04 TO 06 | 69 sqm | S$520,000 | S$7,536 psm | ×1.000 | S$7,536 psm |
| Apr 2026 | Blk 441D | 22 TO 24 | 69 sqm | S$575,000 | S$8,333 psm | ×1.000 | S$8,333 psm |
| Apr 2026 | Blk 453D | 10 TO 12 | 67 sqm | S$545,000 | S$8,134 psm | ×1.000 | S$8,134 psm |
| Apr 2026 | Blk 453D | 22 TO 24 | 67 sqm | S$578,000 | S$8,627 psm | ×1.000 | S$8,627 psm |
| Apr 2026 | Blk 436C | 25 TO 27 | 69 sqm | S$568,888 | S$8,245 psm | ×1.000 | S$8,245 psm |
| Mar 2026 | Blk 436D | 16 TO 18 | 70 sqm | S$520,000 | S$7,429 psm | ×0.997 | S$7,407 psm |
| Mar 2026 | Blk 436A | 01 TO 03 | 70 sqm | S$538,888 | S$7,698 psm | ×0.997 | S$7,676 psm |
| Feb 2026 | Blk 436D | 16 TO 18 | 69 sqm | S$578,000 | S$8,377 psm | ×0.997 | S$8,352 psm |
| Jan 2026 | Blk 436B | 04 TO 06 | 69 sqm | S$505,000 | S$7,319 psm | ×0.997 | S$7,297 psm |
| Dec 2025 | Blk 436D | 07 TO 09 | 70 sqm | S$525,000 | S$7,500 psm | ×0.996 | S$7,471 psm |
| Nov 2025 | Blk 453D | 13 TO 15 | 67 sqm | S$560,000 | S$8,358 psm | ×0.996 | S$8,325 psm |
How accurate is this estimate for Fernvale Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 138 sales in Fernvale Rd since.
- Median error
- 3.0%
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.
5.78% gross yield
S$32,400 of rent a year against the estimate above · 0.26 points below flats like it
Homes like this rent for about S$2,700 a month, the middle of 19 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 | 445B | 3 ROOM | S$3,000 |
| Sept 2026 | 445A | 3 ROOM | S$2,700 |
| Sept 2026 | 445A | 3 ROOM | S$2,600 |
| Sept 2026 | 436B | 3 ROOM | S$2,400 |
| Jul 2026 | 445B | 3 ROOM | S$3,000 |
| Jul 2026 | 443B | 3 ROOM | S$2,700 |
| Jun 2026 | 441D | 3 ROOM | S$2,700 |
| Jun 2026 | 445A | 3 ROOM | S$2,700 |
median of 19 HDB rental approvals for 3 ROOM on Fernvale Rd since 2025-10.
Buying or selling at S$560,643?
Buying: Stamp duty on S$560,643 · Cash and CPF needed on S$560,643 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$560,643.
Each opens with this figure filled in; change anything there.
Primary schools near 445a Fernvale Rd
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 · 26 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 173 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 762 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,319 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,639 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,647 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,746 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 85 years left | 94 sqm | S$648,888 | S$6,903 psm |
| Aug 2026 | Blk 445A · 4 ROOM · 22 TO 24 · Model A · 85 years left | 95 sqm | S$670,000 | S$7,053 psm |
| Jul 2026 | Blk 445A · 2 ROOM · 01 TO 03 · Model A · 86 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Feb 2026 | Blk 445A · 4 ROOM · 01 TO 03 · Model A · 86 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Apr 2025 | Blk 445A · 4 ROOM · 01 TO 03 · Model A · 87 years left | 94 sqm | S$670,000 | S$7,128 psm |
| Jan 2025 | Blk 445A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$498,000 | S$7,433 psm |
| Dec 2024 | Blk 445A · 4 ROOM · 22 TO 24 · Model A · 87 years left | 94 sqm | S$685,000 | S$7,287 psm |
| Nov 2024 | Blk 445A · 3 ROOM · 04 TO 06 · Model A · 87 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Oct 2024 | Blk 445A · 3 ROOM · 16 TO 18 · Model A · 87 years left | 67 sqm | S$528,000 | S$7,881 psm |
| May 2024 | Blk 445A · 3 ROOM · 13 TO 15 · Model A · 88 years left | 68 sqm | S$505,000 | S$7,426 psm |
| May 2024 | Blk 445A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$488,688 | S$7,294 psm |
| Jan 2024 | Blk 445A · 4 ROOM · 22 TO 24 · Model A · 88 years left | 95 sqm | S$630,000 | S$6,632 psm |
| Oct 2023 | Blk 445A · 2 ROOM · 07 TO 09 · Model A · 88 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Aug 2023 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 88 years left | 94 sqm | S$567,000 | S$6,032 psm |
| Jul 2023 | Blk 445A · 3 ROOM · 19 TO 21 · Model A · 89 years left | 68 sqm | S$468,000 | S$6,882 psm |
| Mar 2023 | Blk 445A · 4 ROOM · 25 TO 27 · Model A · 89 years left excluded: outlier | 95 sqm | S$639,888 | S$6,736 psm |
| Mar 2023 | Blk 445A · 2 ROOM · 07 TO 09 · Model A · 89 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Jan 2023 | Blk 445A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Dec 2022 | Blk 445A · 3 ROOM · 13 TO 15 · Model A · 89 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Nov 2022 | Blk 445A · 2 ROOM · 13 TO 15 · Model A · 89 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Sept 2022 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 89 years left | 94 sqm | S$520,000 | S$5,532 psm |
| Jun 2022 | Blk 445A · 2 ROOM · 19 TO 21 · Model A · 90 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Apr 2022 | Blk 445A · 2 ROOM · 04 TO 06 · Model A · 90 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Mar 2022 | Blk 445A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$400,000 | S$5,882 psm |
| Nov 2021 | Blk 445A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 67 sqm | S$375,000 | S$5,597 psm |
| Oct 2021 | Blk 445A · 3 ROOM · 19 TO 21 · Model A · 90 years left | 67 sqm | S$400,000 | S$5,970 psm |
| Oct 2021 | Blk 445A · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$362,000 | S$5,324 psm |
Showing 27 of 76.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 445A · 3 ROOM | S$2,700 | — |
| Sept 2026 | Blk 445A · 3 ROOM | S$2,600 | — |
| Jun 2026 | Blk 445A · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 445A · 3 ROOM | S$2,700 | — |
| Jun 2026 | Blk 445A · 3 ROOM | S$1,800 | — |
| May 2026 | Blk 445A · 2 ROOM | S$2,400 | — |
| Dec 2025 | Blk 445A · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 445A · 3 ROOM | S$2,700 | — |
| Sept 2025 | Blk 445A · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 445A · 3 ROOM | S$2,700 | — |
| Jul 2025 | Blk 445A · 4 ROOM | S$1,900 | — |
| Jan 2025 | Blk 445A · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 445A · 2 ROOM | S$800 | — |
| Oct 2024 | Blk 445A · 3 ROOM | S$2,700 | — |
| Sept 2024 | Blk 445A · 3 ROOM | S$2,550 | — |
| Jun 2024 | Blk 445A · 2 ROOM | S$2,200 | — |
| Dec 2023 | Blk 445A · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 445A · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 445A · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 445A · 3 ROOM | S$2,550 | — |
| Sept 2023 | Blk 445A · 2 ROOM | S$1,400 | — |
| Aug 2023 | Blk 445A · 4 ROOM | S$1,900 | — |
| Jul 2023 | Blk 445A · 4 ROOM | S$3,600 | — |
| Jul 2023 | Blk 445A · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 445A · 3 ROOM | S$3,300 | — |
| Jan 2023 | Blk 445A · 4 ROOM | S$3,400 | — |
| Dec 2022 | Blk 445A · 2 ROOM | S$800 | — |
| Jul 2022 | Blk 445A · 3 ROOM | S$2,800 | — |
| May 2022 | Blk 445A · 2 ROOM | S$1,450 | — |
| Dec 2021 | Blk 445A · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 445A · 4 ROOM | S$2,000 | — |
| Oct 2021 | Blk 445A · 2 ROOM | S$1,400 | — |
| Jun 2021 | Blk 445A · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 445A · 4 ROOM | S$1,900 | — |
| Feb 2021 | Blk 445A · 2 ROOM | S$800 | — |
| Jan 2021 | Blk 445A · 3 ROOM | S$1,650 | — |
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 84 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 | 79 years | S$524,014 | S$578,554 | S$626,585 | S$637,543 |
| 10 years | 74 years | S$494,537 | S$602,838 | S$707,087 | S$732,036 |
| 20 years | 64 years | S$459,601 | S$682,942 | S$939,569 | S$1,007,041 |
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.