Blk 412B Fernvale Link
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 412B | 22 TO 24 | 114 sqm | S$666,888 | S$5,850 psm | ×1.000 | S$5,850 psm |
| Apr 2026 | Blk 412B | 22 TO 24 | 114 sqm | S$755,000 | S$6,623 psm | ×1.000 | S$6,623 psm |
| Apr 2026 | Blk 412B | 19 TO 21 | 114 sqm | S$705,000 | S$6,184 psm | ×1.000 | S$6,184 psm |
How accurate is this estimate for Fernvale Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 166 sales in Fernvale Link since.
- Median error
- 2.9%
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.
5.62% gross yield
S$39,600 of rent a year against the estimate above · 0.27 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 42 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 | 468C | 5 ROOM | S$3,200 |
| Sept 2026 | 416C | 5 ROOM | S$3,000 |
| Aug 2026 | 416A | 5 ROOM | S$3,500 |
| Aug 2026 | 415C | 5 ROOM | S$3,400 |
| Aug 2026 | 412A | 5 ROOM | S$3,300 |
| Aug 2026 | 416A | 5 ROOM | S$3,000 |
| Jul 2026 | 440C | 5 ROOM | S$3,500 |
| Jul 2026 | 413B | 5 ROOM | S$3,150 |
median of 42 HDB rental approvals for 5 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$705,000?
Buying: Stamp duty on S$705,000 · Cash and CPF needed on S$705,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$705,000.
Each opens with this figure filled in; change anything there.
Primary schools near 412b Fernvale Link
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 · 353 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 393 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 840 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Hougang Primary School · 1,241 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,335 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,372 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,495 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,532 m · no 2025 Phase 2C ballot
- Rosyth School · 1,833 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Xinmin Primary School · 1,896 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 412B · 5 ROOM · 22 TO 24 · Premium Apartment · 77 years left | 114 sqm | S$666,888 | S$5,850 psm |
| May 2026 | Blk 412B · 4 ROOM · 10 TO 12 · Premium Apartment · 77 years left | 95 sqm | S$585,000 | S$6,158 psm |
| Apr 2026 | Blk 412B · 5 ROOM · 19 TO 21 · Premium Apartment · 77 years left | 114 sqm | S$705,000 | S$6,184 psm |
| Apr 2026 | Blk 412B · 5 ROOM · 22 TO 24 · Premium Apartment · 77 years left | 114 sqm | S$755,000 | S$6,623 psm |
| Oct 2025 | Blk 412B · 5 ROOM · 01 TO 03 · Premium Apartment · 78 years left | 114 sqm | S$688,000 | S$6,035 psm |
| Sept 2025 | Blk 412B · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 114 sqm | S$700,000 | S$6,140 psm |
| Sept 2025 | Blk 412B · 4 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 95 sqm | S$609,000 | S$6,411 psm |
| Aug 2025 | Blk 412B · 5 ROOM · 13 TO 15 · Premium Apartment · 78 years left | 114 sqm | S$715,000 | S$6,272 psm |
| Jan 2025 | Blk 412B · 5 ROOM · 22 TO 24 · Premium Apartment · 79 years left | 114 sqm | S$762,888 | S$6,692 psm |
| Aug 2024 | Blk 412B · 5 ROOM · 22 TO 24 · Premium Apartment · 79 years left | 114 sqm | S$708,000 | S$6,211 psm |
| Aug 2022 | Blk 412B · 4 ROOM · 13 TO 15 · Premium Apartment · 81 years left | 95 sqm | S$490,000 | S$5,158 psm |
| May 2022 | Blk 412B · 5 ROOM · 01 TO 03 · Premium Apartment · 81 years left | 114 sqm | S$530,000 | S$4,649 psm |
| Jan 2022 | Blk 412B · 4 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 95 sqm | S$453,000 | S$4,768 psm |
| Oct 2021 | Blk 412B · 4 ROOM · 01 TO 03 · Premium Apartment · 82 years left excluded: outlier | 95 sqm | S$410,000 | S$4,316 psm |
Showing 14 of 66.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 412B · 5 ROOM | S$3,200 | — |
| Mar 2026 | Blk 412B · 5 ROOM | S$3,300 | — |
| Jan 2026 | Blk 412B · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 412B · 5 ROOM | S$3,200 | — |
| Feb 2025 | Blk 412B · 5 ROOM | S$3,600 | — |
| Feb 2025 | Blk 412B · 5 ROOM | S$3,400 | — |
| Aug 2024 | Blk 412B · 5 ROOM | S$3,500 | — |
| Jun 2024 | Blk 412B · 5 ROOM | S$3,200 | — |
| Mar 2024 | Blk 412B · 5 ROOM | S$3,300 | — |
| Feb 2024 | Blk 412B · 5 ROOM | S$3,300 | — |
| Aug 2023 | Blk 412B · 5 ROOM | S$3,600 | — |
| Aug 2023 | Blk 412B · 5 ROOM | S$2,900 | — |
| Aug 2023 | Blk 412B · 5 ROOM | S$2,250 | — |
| May 2023 | Blk 412B · 5 ROOM | S$3,200 | — |
| Mar 2023 | Blk 412B · 5 ROOM | S$3,600 | — |
| Aug 2022 | Blk 412B · 5 ROOM | S$3,500 | — |
| May 2022 | Blk 412B · 5 ROOM | S$2,600 | — |
| Apr 2022 | Blk 412B · 5 ROOM | S$2,300 | — |
| Nov 2021 | Blk 412B · 5 ROOM | S$2,300 | — |
| Sept 2021 | Blk 412B · 5 ROOM | S$1,850 | — |
| Aug 2021 | Blk 412B · 5 ROOM | S$2,100 | — |
| Aug 2021 | Blk 412B · 5 ROOM | S$1,950 | — |
| Jun 2021 | Blk 412B · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 412B · 5 ROOM | S$2,200 | — |
| Mar 2021 | Blk 412B · 5 ROOM | S$1,900 | — |
| Jan 2021 | Blk 412B · 5 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 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$665,342 | S$734,592 | S$795,577 | S$809,491 |
| 10 years | 66 years | S$638,267 | S$778,044 | S$912,592 | S$944,792 |
| 20 years | 56 years | S$596,571 | S$886,473 | S$1,219,580 | S$1,307,160 |
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.