Blk 438B Sengkang West Ave
Project page · 99-year lease from 2011
Based on 8 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 438A | 07 TO 09 | 94 sqm | S$685,000 | S$7,287 psm | ×1.000 | S$7,287 psm |
| Aug 2026 | Blk 439A | 13 TO 15 | 94 sqm | S$658,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Jul 2026 | Blk 438A | 19 TO 21 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| May 2026 | Blk 438A | 10 TO 12 | 94 sqm | S$636,168 | S$6,768 psm | ×1.000 | S$6,768 psm |
| May 2026 | Blk 439A | 19 TO 21 | 94 sqm | S$668,888 | S$7,116 psm | ×1.000 | S$7,116 psm |
| Dec 2025 | Blk 439B | 04 TO 06 | 94 sqm | S$600,000 | S$6,383 psm | ×0.996 | S$6,358 psm |
| Dec 2025 | Blk 439A | 07 TO 09 | 94 sqm | S$622,500 | S$6,622 psm | ×0.996 | S$6,596 psm |
| Dec 2025 | Blk 438B | 07 TO 09 | 94 sqm | S$650,000 | S$6,915 psm | ×0.996 | S$6,888 psm |
How accurate is this estimate for Sengkang West Ave?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Sengkang West Ave since.
- Median error
- 4.1%
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.
5.61% gross yield
S$36,600 of rent a year against the estimate above · 0.23 points below flats like it
Homes like this rent for about S$3,050 a month, the middle of 12 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 |
|---|---|---|---|
| Aug 2026 | 438A | 4 ROOM | S$3,300 |
| Jul 2026 | 455A | 4 ROOM | S$3,200 |
| Jul 2026 | 438B | 4 ROOM | S$2,900 |
| Mar 2026 | 438A | 4 ROOM | S$3,300 |
| Feb 2026 | 439A | 4 ROOM | S$3,000 |
| Jan 2026 | 439B | 4 ROOM | S$3,200 |
| Jan 2026 | 439A | 4 ROOM | S$3,100 |
| Jan 2026 | 438B | 4 ROOM | S$3,000 |
median of 12 HDB rental approvals for 4 ROOM on Sengkang West Ave since 2025-10.
Buying or selling at S$652,723?
Buying: Stamp duty on S$652,723 · Cash and CPF needed on S$652,723 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$652,723.
Each opens with this figure filled in; change anything there.
Primary schools near 438b Sengkang West Ave
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 · 231 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 397 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 520 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 965 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Springdale Primary School · 1,266 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,570 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,705 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,797 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Dec 2025 | Blk 438B · 4 ROOM · 07 TO 09 · Model A · 84 years left | 94 sqm | S$650,000 | S$6,915 psm |
| May 2025 | Blk 438B · 4 ROOM · 13 TO 15 · Model A · 85 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Oct 2024 | Blk 438B · 4 ROOM · 19 TO 21 · Model A · 85 years left | 94 sqm | S$650,000 | S$6,915 psm |
| Sept 2024 | Blk 438B · 4 ROOM · 19 TO 21 · Model A · 86 years left | 94 sqm | S$678,888 | S$7,222 psm |
| Feb 2024 | Blk 438B · 4 ROOM · 22 TO 24 · Model A · 86 years left | 94 sqm | S$640,000 | S$6,809 psm |
| Oct 2023 | Blk 438B · 3 ROOM · 19 TO 21 · Model A · 87 years left | 69 sqm | S$485,000 | S$7,029 psm |
| Jan 2023 | Blk 438B · 4 ROOM · 04 TO 06 · Model A · 87 years left | 94 sqm | S$525,000 | S$5,585 psm |
| Jun 2022 | Blk 438B · 3 ROOM · 16 TO 18 · Model A · 88 years left | 69 sqm | S$428,000 | S$6,203 psm |
| Jan 2022 | Blk 438B · 4 ROOM · 16 TO 18 · Model A · 88 years left | 94 sqm | S$515,000 | S$5,479 psm |
| Jan 2022 | Blk 438B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 94 sqm | S$465,000 | S$4,947 psm |
| Oct 2021 | Blk 438B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 94 sqm | S$465,000 | S$4,947 psm |
Showing 11 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 438B · 4 ROOM | S$2,900 | — |
| Jan 2026 | Blk 438B · 4 ROOM | S$3,000 | — |
| Sept 2025 | Blk 438B · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 438B · 4 ROOM | S$2,500 | — |
| Jul 2025 | Blk 438B · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 438B · 4 ROOM | S$2,800 | — |
| Apr 2025 | Blk 438B · 4 ROOM | S$2,600 | — |
| Mar 2025 | Blk 438B · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 438B · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 438B · 3 ROOM | S$2,500 | — |
| Aug 2024 | Blk 438B · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 438B · 4 ROOM | S$3,000 | — |
| Jul 2024 | Blk 438B · 4 ROOM | S$3,400 | — |
| Apr 2024 | Blk 438B · 4 ROOM | S$2,600 | — |
| Aug 2023 | Blk 438B · 4 ROOM | S$2,800 | — |
| Aug 2023 | Blk 438B · 4 ROOM | S$2,500 | — |
| May 2023 | Blk 438B · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 438B · 3 ROOM | S$3,200 | — |
| May 2023 | Blk 438B · 4 ROOM | S$2,800 | — |
| May 2023 | Blk 438B · 3 ROOM | S$2,200 | — |
| Feb 2023 | Blk 438B · 4 ROOM | S$4,000 | — |
| Jan 2023 | Blk 438B · 4 ROOM | S$3,400 | — |
| Sept 2022 | Blk 438B · 4 ROOM | S$3,300 | — |
| Aug 2022 | Blk 438B · 4 ROOM | S$3,500 | — |
| Jun 2022 | Blk 438B · 4 ROOM | S$2,200 | — |
| Apr 2022 | Blk 438B · 4 ROOM | S$3,500 | — |
| Apr 2022 | Blk 438B · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 438B · 4 ROOM | S$2,000 | — |
| Jul 2021 | Blk 438B · 4 ROOM | S$1,900 | — |
| Jun 2021 | Blk 438B · 4 ROOM | S$1,850 | — |
| May 2021 | Blk 438B · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 438B · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 438B · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 438B · 4 ROOM | S$2,100 | — |
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 83 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 | 78 years | S$610,078 | S$673,575 | S$729,495 | S$742,253 |
| 10 years | 73 years | S$575,760 | S$701,848 | S$823,219 | S$852,265 |
| 20 years | 63 years | S$535,085 | S$795,108 | S$1,093,883 | S$1,172,438 |
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.