Blk 418B Fernvale Link
Project page · 99-year lease from 2018
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 418B | 04 TO 06 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Jul 2026 | Blk 418B | 16 TO 18 | 94 sqm | S$730,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Jun 2026 | Blk 418B | 01 TO 03 | 94 sqm | S$630,000 | S$6,702 psm | ×1.000 | S$6,702 psm |
| Jun 2026 | Blk 418B | 07 TO 09 | 94 sqm | S$675,000 | S$7,181 psm | ×1.000 | S$7,181 psm |
| Jan 2026 | Blk 418B | 19 TO 21 | 94 sqm | S$740,000 | S$7,872 psm | ×0.997 | S$7,849 psm |
| Jan 2026 | Blk 418B | 13 TO 15 | 94 sqm | S$702,188 | S$7,470 psm | ×0.997 | S$7,448 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.
5.58% gross yield
S$38,400 of rent a year against the estimate above · 0.25 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 58 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 418B | 4 ROOM | S$3,400 |
| Sept 2026 | 415C | 4 ROOM | S$3,300 |
| Sept 2026 | 414A | 4 ROOM | S$2,600 |
| Aug 2026 | 440A | 4 ROOM | S$3,400 |
| Aug 2026 | 416A | 4 ROOM | S$3,300 |
| Jul 2026 | 440A | 4 ROOM | S$3,300 |
| Jul 2026 | 470A | 4 ROOM | S$3,300 |
| Jul 2026 | 430A | 4 ROOM | S$3,000 |
median of 58 HDB rental approvals for 4 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$687,558?
Buying: Stamp duty on S$687,558 · Cash and CPF needed on S$687,558 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$687,558.
Each opens with this figure filled in; change anything there.
Primary schools near 418b 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
- Sengkang Green Primary School · 536 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 596 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 667 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 673 m · no 2025 Phase 2C ballot
1 to 2 km
- Springdale Primary School · 1,051 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,106 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,335 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,372 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,507 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,868 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,925 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Xinmin Primary School · 1,989 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 91 years left | 94 sqm | S$730,000 | S$7,766 psm |
| Jul 2026 | Blk 418B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Jul 2026 | Blk 418B · 2 ROOM · 13 TO 15 · Model A · 91 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jul 2026 | Blk 418B · 2 ROOM · 01 TO 03 · Model A · 91 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jun 2026 | Blk 418B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 94 sqm | S$675,000 | S$7,181 psm |
| Jun 2026 | Blk 418B · 4 ROOM · 01 TO 03 · Model A · 91 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Jun 2026 | Blk 418B · 3 ROOM · 13 TO 15 · Model A · 91 years left | 68 sqm | S$550,888 | S$8,101 psm |
| Jun 2026 | Blk 418B · 2 ROOM · 07 TO 09 · 2-room · 91 years left | 47 sqm | S$395,000 | S$8,404 psm |
| Jan 2026 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 94 sqm | S$702,188 | S$7,470 psm |
| Jan 2026 | Blk 418B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 94 sqm | S$740,000 | S$7,872 psm |
| Oct 2025 | Blk 418B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Sept 2025 | Blk 418B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 94 sqm | S$728,000 | S$7,745 psm |
| May 2025 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 94 sqm | S$700,888 | S$7,456 psm |
| Apr 2025 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 94 sqm | S$690,000 | S$7,340 psm |
| Mar 2025 | Blk 418B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 94 sqm | S$635,000 | S$6,755 psm |
| Mar 2025 | Blk 418B · 3 ROOM · 16 TO 18 · Model A · 92 years left | 68 sqm | S$555,888 | S$8,175 psm |
| Feb 2025 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 94 sqm | S$700,000 | S$7,447 psm |
| Feb 2025 | Blk 418B · 4 ROOM · 19 TO 21 · Model A · 93 years left | 94 sqm | S$700,000 | S$7,447 psm |
| Oct 2024 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 94 sqm | S$685,000 | S$7,287 psm |
| Sept 2024 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 94 sqm | S$655,000 | S$6,968 psm |
| Aug 2024 | Blk 418B · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$545,000 | S$8,015 psm |
| Aug 2024 | Blk 418B · 3 ROOM · 10 TO 12 · Model A · 93 years left | 68 sqm | S$498,000 | S$7,324 psm |
| Jul 2024 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 94 sqm | S$665,000 | S$7,074 psm |
| May 2024 | Blk 418B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 94 sqm | S$630,000 | S$6,702 psm |
| Feb 2024 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Feb 2024 | Blk 418B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 94 sqm | S$608,888 | S$6,478 psm |
| Nov 2023 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$638,000 | S$6,787 psm |
| Sept 2023 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Aug 2023 | Blk 418B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Aug 2023 | Blk 418B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jul 2023 | Blk 418B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$630,000 | S$6,702 psm |
| May 2023 | Blk 418B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Apr 2023 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$608,888 | S$6,478 psm |
| Mar 2023 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Mar 2023 | Blk 418B · 2 ROOM · 19 TO 21 · Model A · 94 years left | 47 sqm | S$386,888 | S$8,232 psm |
| Feb 2023 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$600,000 | S$6,383 psm |
| Feb 2023 | Blk 418B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$450,888 | S$6,631 psm |
| Jan 2023 | Blk 418B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$545,000 | S$5,798 psm |
| Dec 2022 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$628,888 | S$6,690 psm |
| Dec 2022 | Blk 418B · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Dec 2022 | Blk 418B · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Nov 2022 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$595,888 | S$6,339 psm |
| Nov 2022 | Blk 418B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$545,000 | S$5,798 psm |
| Oct 2022 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$625,888 | S$6,658 psm |
| Sept 2022 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$620,000 | S$6,596 psm |
| Sept 2022 | Blk 418B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 94 sqm | S$590,000 | S$6,277 psm |
| Sept 2022 | Blk 418B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Sept 2022 | Blk 418B · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Aug 2022 | Blk 418B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$565,000 | S$6,011 psm |
| Aug 2022 | Blk 418B · 3 ROOM · 19 TO 21 · Model A · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jul 2022 | Blk 418B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$588,000 | S$6,255 psm |
| Jul 2022 | Blk 418B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 94 sqm | S$587,000 | S$6,245 psm |
| Jul 2022 | Blk 418B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$555,000 | S$5,904 psm |
| Jul 2022 | Blk 418B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$435,000 | S$6,397 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 418B · 4 ROOM | S$3,400 | — |
| Jun 2026 | Blk 418B · 4 ROOM | S$3,300 | — |
| Jun 2026 | Blk 418B · 3 ROOM | S$3,000 | — |
| May 2026 | Blk 418B · 2 ROOM | S$2,600 | — |
| May 2026 | Blk 418B · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 418B · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 418B · 3 ROOM | S$2,700 | — |
| Nov 2025 | Blk 418B · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 418B · 4 ROOM | S$3,250 | — |
| Nov 2025 | Blk 418B · 3 ROOM | S$2,850 | — |
| Oct 2025 | Blk 418B · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 418B · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 418B · 2 ROOM | S$2,750 | — |
| Sept 2025 | Blk 418B · 4 ROOM | S$2,000 | — |
| Jul 2025 | Blk 418B · 2 ROOM | S$2,700 | — |
| Mar 2025 | Blk 418B · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 418B · 2 ROOM | S$2,400 | — |
| Mar 2025 | Blk 418B · 2 ROOM | S$2,000 | — |
| Feb 2025 | Blk 418B · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 418B · 4 ROOM | S$3,000 | — |
| Dec 2024 | Blk 418B · 4 ROOM | S$3,500 | — |
| Dec 2024 | Blk 418B · 2 ROOM | S$2,500 | — |
| Oct 2024 | Blk 418B · 4 ROOM | S$2,700 | — |
| Jun 2024 | Blk 418B · 2 ROOM | S$2,400 | — |
| May 2024 | Blk 418B · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 418B · 3 ROOM | S$3,100 | — |
| Apr 2024 | Blk 418B · 2 ROOM | S$2,500 | — |
| Mar 2024 | Blk 418B · 4 ROOM | S$3,300 | — |
| Mar 2024 | Blk 418B · 2 ROOM | S$2,600 | — |
| Dec 2023 | Blk 418B · 4 ROOM | S$3,500 | — |
| Oct 2023 | Blk 418B · 4 ROOM | S$3,500 | — |
| Jul 2023 | Blk 418B · 2 ROOM | S$2,700 | — |
| Mar 2023 | Blk 418B · 4 ROOM | S$3,700 | — |
| Feb 2023 | Blk 418B · 4 ROOM | S$3,500 | — |
| Oct 2022 | Blk 418B · 4 ROOM | S$2,800 | — |
| Jul 2022 | Blk 418B · 3 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 90 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 | 85 years | S$653,662 | S$721,696 | S$781,611 | S$795,280 |
| 10 years | 80 years | S$613,737 | S$748,142 | S$877,519 | S$908,481 |
| 20 years | 70 years | S$541,370 | S$804,448 | S$1,106,732 | S$1,186,209 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.