Blk 450A Sengkang West Way
Project page · 99-year lease from 2014
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 450A | 16 TO 18 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| Feb 2026 | Blk 450A | 22 TO 24 | 92 sqm | S$692,000 | S$7,522 psm | ×0.997 | S$7,500 psm |
| Jan 2026 | Blk 450A | 04 TO 06 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 450A | 25 TO 27 | 92 sqm | S$685,000 | S$7,446 psm | ×0.997 | S$7,424 psm |
How accurate is this estimate for Sengkang West Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Sengkang West Way since.
- Median error
- 2.2%
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.
5.85% gross yield
S$38,400 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 25 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 | 451B | 4 ROOM | S$3,500 |
| Sept 2026 | 448A | 4 ROOM | S$3,500 |
| Sept 2026 | 433B | 4 ROOM | S$3,250 |
| Sept 2026 | 451A | 4 ROOM | S$3,200 |
| Jul 2026 | 450A | 4 ROOM | S$3,000 |
| May 2026 | 450A | 4 ROOM | S$3,000 |
| Apr 2026 | 451B | 4 ROOM | S$3,600 |
| Apr 2026 | 448A | 4 ROOM | S$3,500 |
median of 25 HDB rental approvals for 4 ROOM on Sengkang West Way since 2025-10.
Buying or selling at S$656,490?
Buying: Stamp duty on S$656,490 · Cash and CPF needed on S$656,490 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$656,490.
Each opens with this figure filled in; change anything there.
Primary schools near 450a Sengkang West Way
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 · 172 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 420 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 695 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,466 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,719 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,867 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,914 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 450A · 4 ROOM · 16 TO 18 · Model A · 87 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Aug 2026 | Blk 450A · 3 ROOM · 19 TO 21 · Model A · 87 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Feb 2026 | Blk 450A · 4 ROOM · 22 TO 24 · Model A · 88 years left | 92 sqm | S$692,000 | S$7,522 psm |
| Jan 2026 | Blk 450A · 4 ROOM · 25 TO 27 · Model A · 88 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jan 2026 | Blk 450A · 4 ROOM · 04 TO 06 · Model A · 88 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Jan 2026 | Blk 450A · 3 ROOM · 10 TO 12 · Model A · 88 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Mar 2025 | Blk 450A · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jan 2025 | Blk 450A · 3 ROOM · 22 TO 24 · Model A · 89 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Dec 2024 | Blk 450A · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Sept 2024 | Blk 450A · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$612,000 | S$6,652 psm |
| Jul 2024 | Blk 450A · 3 ROOM · 07 TO 09 · Model A · 89 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Apr 2024 | Blk 450A · 3 ROOM · 22 TO 24 · Model A · 89 years left | 67 sqm | S$496,888 | S$7,416 psm |
| Sept 2023 | Blk 450A · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Jul 2023 | Blk 450A · 4 ROOM · 19 TO 21 · Model A · 90 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Mar 2023 | Blk 450A · 4 ROOM · 19 TO 21 · Model A · 90 years left | 92 sqm | S$598,000 | S$6,500 psm |
| Dec 2022 | Blk 450A · 4 ROOM · 19 TO 21 · Model A · 91 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Dec 2022 | Blk 450A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Jul 2022 | Blk 450A · 4 ROOM · 16 TO 18 · Model A · 91 years left | 92 sqm | S$538,000 | S$5,848 psm |
| Jun 2022 | Blk 450A · 3 ROOM · 19 TO 21 · Model A · 91 years left | 67 sqm | S$420,000 | S$6,269 psm |
| Nov 2021 | Blk 450A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$485,000 | S$5,272 psm |
| Oct 2021 | Blk 450A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$475,000 | S$5,163 psm |
Showing 21 of 59.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 450A · 4 ROOM | S$3,000 | — |
| May 2026 | Blk 450A · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 450A · 4 ROOM | S$2,900 | — |
| Jun 2025 | Blk 450A · 3 ROOM | S$1,000 | — |
| May 2025 | Blk 450A · 4 ROOM | S$3,100 | — |
| Mar 2025 | Blk 450A · 4 ROOM | S$3,100 | — |
| Oct 2024 | Blk 450A · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 450A · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 450A · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 450A · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 450A · 4 ROOM | S$3,400 | — |
| May 2023 | Blk 450A · 3 ROOM | S$3,250 | — |
| Mar 2023 | Blk 450A · 4 ROOM | S$3,000 | — |
| Sept 2022 | Blk 450A · 4 ROOM | S$3,600 | — |
| May 2022 | Blk 450A · 4 ROOM | S$3,480 | — |
| Mar 2022 | Blk 450A · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 450A · 4 ROOM | S$2,600 | — |
| Jan 2021 | Blk 450A · 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 86 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 | 81 years | S$616,392 | S$680,547 | S$737,045 | S$749,935 |
| 10 years | 76 years | S$576,120 | S$702,288 | S$823,735 | S$852,799 |
| 20 years | 66 years | S$521,588 | S$775,052 | S$1,066,290 | S$1,142,863 |
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.