Blk 404B Fernvale Lane
Project page · 99-year lease from 2004
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 404B | 07 TO 09 | 114 sqm | S$653,000 | S$5,728 psm | ×1.000 | S$5,728 psm |
| Jul 2026 | Blk 404B | 16 TO 18 | 114 sqm | S$688,000 | S$6,035 psm | ×1.000 | S$6,035 psm |
| Nov 2025 | Blk 404B | 01 TO 03 | 112 sqm | S$620,000 | S$5,536 psm | ×0.996 | S$5,514 psm |
How accurate is this estimate for Fernvale Lane?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 25 sales in Fernvale Lane since.
- Median error
- 2.3%
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.
6.06% gross yield
S$39,600 of rent a year against the estimate above · 0.17 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 15 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 | 403D | 5 ROOM | S$3,300 |
| Aug 2026 | 404A | 5 ROOM | S$3,200 |
| Jul 2026 | 404B | 5 ROOM | S$3,500 |
| Jul 2026 | 403D | 5 ROOM | S$3,300 |
| Jun 2026 | 405B | 5 ROOM | S$3,100 |
| Apr 2026 | 404A | 5 ROOM | S$3,500 |
| Apr 2026 | 403B | 5 ROOM | S$3,400 |
| Mar 2026 | 403C | 5 ROOM | S$3,500 |
median of 15 HDB rental approvals for 5 ROOM on Fernvale Lane since 2025-10.
Buying or selling at S$653,000?
Buying: Stamp duty on S$653,000 · Cash and CPF needed on S$653,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$653,000.
Each opens with this figure filled in; change anything there.
Primary schools near 404b Fernvale Lane
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
- Fernvale Primary School · 123 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 470 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fern Green Primary School · 1,166 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,333 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,434 m · no 2025 Phase 2C ballot
- Rosyth School · 1,642 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,703 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,849 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,884 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,939 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,947 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 404B · 5 ROOM · 07 TO 09 · Premium Apartment · 77 years left | 114 sqm | S$653,000 | S$5,728 psm |
| Jul 2026 | Blk 404B · 5 ROOM · 16 TO 18 · Premium Apartment · 77 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Nov 2025 | Blk 404B · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 112 sqm | S$620,000 | S$5,536 psm |
| Sept 2025 | Blk 404B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 114 sqm | S$680,000 | S$5,965 psm |
| Sept 2025 | Blk 404B · 4 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 92 sqm | S$581,888 | S$6,325 psm |
| Aug 2025 | Blk 404B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 114 sqm | S$685,000 | S$6,009 psm |
| Aug 2025 | Blk 404B · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 112 sqm | S$635,000 | S$5,670 psm |
| Aug 2025 | Blk 404B · 4 ROOM · 16 TO 18 · Premium Apartment · 78 years left | 92 sqm | S$608,000 | S$6,609 psm |
| Jul 2025 | Blk 404B · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 114 sqm | S$590,000 | S$5,175 psm |
| Jul 2025 | Blk 404B · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 114 sqm | S$590,000 | S$5,175 psm |
| May 2025 | Blk 404B · 5 ROOM · 22 TO 24 · Premium Apartment · 78 years left | 114 sqm | S$650,000 | S$5,702 psm |
| Jan 2025 | Blk 404B · 5 ROOM · 04 TO 06 · Premium Apartment · 78 years left | 114 sqm | S$640,000 | S$5,614 psm |
| Nov 2024 | Blk 404B · 4 ROOM · 10 TO 12 · Premium Apartment · 79 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Oct 2024 | Blk 404B · 5 ROOM · 16 TO 18 · Premium Apartment · 79 years left | 112 sqm | S$630,000 | S$5,625 psm |
| Sept 2024 | Blk 404B · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 114 sqm | S$625,000 | S$5,482 psm |
| Aug 2024 | Blk 404B · 5 ROOM · 25 TO 27 · Premium Apartment · 79 years left | 114 sqm | S$668,888 | S$5,867 psm |
| Jul 2024 | Blk 404B · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Apr 2024 | Blk 404B · 4 ROOM · 01 TO 03 · Premium Apartment · 79 years left | 92 sqm | S$526,000 | S$5,717 psm |
| Dec 2023 | Blk 404B · 4 ROOM · 13 TO 15 · Premium Apartment · 80 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Nov 2023 | Blk 404B · 5 ROOM · 25 TO 27 · Premium Apartment · 80 years left | 112 sqm | S$640,000 | S$5,714 psm |
| Nov 2023 | Blk 404B · 5 ROOM · 01 TO 03 · Premium Apartment · 80 years left | 112 sqm | S$520,000 | S$4,643 psm |
| Jul 2023 | Blk 404B · 4 ROOM · 10 TO 12 · Premium Apartment · 80 years left | 92 sqm | S$535,000 | S$5,815 psm |
| May 2023 | Blk 404B · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 112 sqm | S$553,000 | S$4,938 psm |
| Dec 2022 | Blk 404B · 5 ROOM · 10 TO 12 · Premium Apartment · 81 years left | 114 sqm | S$538,000 | S$4,719 psm |
| May 2022 | Blk 404B · 5 ROOM · 04 TO 06 · Premium Apartment · 81 years left | 112 sqm | S$485,000 | S$4,330 psm |
| Feb 2022 | Blk 404B · 5 ROOM · 10 TO 12 · Premium Apartment · 81 years left | 112 sqm | S$513,000 | S$4,580 psm |
| Nov 2021 | Blk 404B · 4 ROOM · 19 TO 21 · Premium Apartment · 82 years left | 92 sqm | S$450,000 | S$4,891 psm |
Showing 27 of 105.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 404B · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 404B · 5 ROOM | S$3,500 | — |
| Apr 2026 | Blk 404B · 4 ROOM | S$3,200 | — |
| Jan 2026 | Blk 404B · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 404B · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 404B · 5 ROOM | S$3,150 | — |
| Oct 2025 | Blk 404B · 5 ROOM | S$3,400 | — |
| Oct 2025 | Blk 404B · 4 ROOM | S$2,600 | — |
| Aug 2025 | Blk 404B · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 404B · 4 ROOM | S$3,100 | — |
| Jan 2025 | Blk 404B · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 404B · 4 ROOM | S$2,300 | — |
| Nov 2024 | Blk 404B · 5 ROOM | S$2,950 | — |
| Oct 2024 | Blk 404B · 4 ROOM | S$3,100 | — |
| Aug 2024 | Blk 404B · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 404B · 5 ROOM | S$3,000 | — |
| Feb 2024 | Blk 404B · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 404B · 4 ROOM | S$3,000 | — |
| Jan 2024 | Blk 404B · 4 ROOM | S$3,000 | — |
| Oct 2023 | Blk 404B · 5 ROOM | S$3,400 | — |
| Jul 2023 | Blk 404B · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 404B · 4 ROOM | S$2,000 | — |
| Dec 2022 | Blk 404B · 4 ROOM | S$2,800 | — |
| Nov 2022 | Blk 404B · 5 ROOM | S$2,200 | — |
| Aug 2022 | Blk 404B · 5 ROOM | S$2,200 | — |
| Jul 2022 | Blk 404B · 4 ROOM | S$2,600 | — |
| Jul 2022 | Blk 404B · 4 ROOM | S$2,300 | — |
| Jun 2022 | Blk 404B · 4 ROOM | S$2,200 | — |
| May 2022 | Blk 404B · 4 ROOM | S$2,500 | — |
| Mar 2022 | Blk 404B · 5 ROOM | S$2,550 | — |
| Feb 2022 | Blk 404B · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 404B · 4 ROOM | S$2,100 | — |
| Nov 2021 | Blk 404B · 5 ROOM | S$2,100 | — |
| Oct 2021 | Blk 404B · 4 ROOM | S$1,600 | — |
| Aug 2021 | Blk 404B · 4 ROOM | S$2,650 | — |
| Jul 2021 | Blk 404B · 4 ROOM | S$2,300 | — |
| May 2021 | Blk 404B · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 404B · 4 ROOM | S$2,100 | — |
| Feb 2021 | Blk 404B · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 404B · 4 ROOM | S$2,000 | — |
| Jan 2021 | Blk 404B · 4 ROOM | S$1,700 | — |
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 76 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 | 71 years | S$616,267 | S$680,409 | S$736,896 | S$749,784 |
| 10 years | 66 years | S$591,190 | S$720,657 | S$845,280 | S$875,105 |
| 20 years | 56 years | S$552,569 | S$821,088 | S$1,129,625 | S$1,210,746 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.