Blk 440B Fernvale Link
Project page · 99-year lease from 2015
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 440B | 16 TO 18 | 113 sqm | S$775,000 | S$6,858 psm | ×1.000 | S$6,858 psm |
| Aug 2026 | Blk 440B | 25 TO 27 | 113 sqm | S$805,000 | S$7,124 psm | ×1.000 | S$7,124 psm |
| Feb 2026 | Blk 440B | 22 TO 24 | 113 sqm | S$813,000 | S$7,195 psm | ×0.997 | S$7,173 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.
4.92% gross yield
S$39,600 of rent a year against the estimate above · 0.56 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 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$805,000?
Buying: Stamp duty on S$805,000 · Cash and CPF needed on S$805,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$805,000.
Each opens with this figure filled in; change anything there.
Primary schools near 440b 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 · 273 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 449 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 471 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 935 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Springdale Primary School · 1,212 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,339 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,618 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,697 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,830 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 440B · 5 ROOM · 25 TO 27 · Improved · 88 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Aug 2026 | Blk 440B · 5 ROOM · 16 TO 18 · Improved · 88 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Jul 2026 | Blk 440B · 4 ROOM · 22 TO 24 · Model A · 88 years left | 92 sqm | S$678,888 | S$7,379 psm |
| Feb 2026 | Blk 440B · 5 ROOM · 22 TO 24 · Improved · 88 years left | 113 sqm | S$813,000 | S$7,195 psm |
| Jan 2026 | Blk 440B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jan 2026 | Blk 440B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Sept 2025 | Blk 440B · 5 ROOM · 16 TO 18 · Improved · 89 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Jul 2025 | Blk 440B · 5 ROOM · 22 TO 24 · Improved · 89 years left | 113 sqm | S$835,800 | S$7,396 psm |
| Apr 2025 | Blk 440B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$658,888 | S$7,162 psm |
| Mar 2025 | Blk 440B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 92 sqm | S$653,000 | S$7,098 psm |
| Feb 2025 | Blk 440B · 5 ROOM · 22 TO 24 · Improved · 90 years left | 113 sqm | S$814,000 | S$7,204 psm |
| Jan 2025 | Blk 440B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$643,888 | S$6,999 psm |
| Aug 2024 | Blk 440B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Jul 2024 | Blk 440B · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$688,000 | S$6,089 psm |
| Jul 2024 | Blk 440B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jun 2024 | Blk 440B · 4 ROOM · 22 TO 24 · Model A · 90 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Jun 2024 | Blk 440B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$621,000 | S$6,750 psm |
| May 2024 | Blk 440B · 5 ROOM · 04 TO 06 · Improved · 90 years left | 113 sqm | S$685,000 | S$6,062 psm |
| May 2024 | Blk 440B · 4 ROOM · 22 TO 24 · Model A · 90 years left | 92 sqm | S$608,000 | S$6,609 psm |
| Mar 2024 | Blk 440B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$628,000 | S$6,826 psm |
| Oct 2023 | Blk 440B · 5 ROOM · 07 TO 09 · Improved · 91 years left | 113 sqm | S$675,000 | S$5,973 psm |
| Sept 2023 | Blk 440B · 5 ROOM · 19 TO 21 · Improved · 91 years left | 113 sqm | S$708,000 | S$6,265 psm |
| May 2023 | Blk 440B · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$700,000 | S$6,195 psm |
| May 2023 | Blk 440B · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$700,000 | S$6,195 psm |
| May 2023 | Blk 440B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$700,000 | S$6,195 psm |
| May 2023 | Blk 440B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 92 sqm | S$562,888 | S$6,118 psm |
| Mar 2023 | Blk 440B · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$688,888 | S$6,096 psm |
| Mar 2023 | Blk 440B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Feb 2023 | Blk 440B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Nov 2022 | Blk 440B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$695,000 | S$6,150 psm |
| Jul 2022 | Blk 440B · 5 ROOM · 25 TO 27 · Improved · 92 years left | 113 sqm | S$688,888 | S$6,096 psm |
| May 2022 | Blk 440B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$545,000 | S$5,924 psm |
| May 2022 | Blk 440B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$535,000 | S$5,815 psm |
| Apr 2022 | Blk 440B · 5 ROOM · 01 TO 03 · Improved · 92 years left excluded: outlier | 113 sqm | S$548,000 | S$4,850 psm |
| Mar 2022 | Blk 440B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$633,000 | S$5,602 psm |
| Feb 2022 | Blk 440B · 5 ROOM · 22 TO 24 · Improved · 92 years left | 113 sqm | S$640,000 | S$5,664 psm |
| Feb 2022 | Blk 440B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$525,888 | S$5,716 psm |
| Dec 2021 | Blk 440B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$585,000 | S$5,177 psm |
| Nov 2021 | Blk 440B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$613,000 | S$5,425 psm |
| Nov 2021 | Blk 440B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$498,000 | S$5,413 psm |
| Nov 2021 | Blk 440B · 4 ROOM · 01 TO 03 · Model A · 93 years left | 92 sqm | S$450,000 | S$4,891 psm |
| Oct 2021 | Blk 440B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$630,000 | S$5,575 psm |
Showing 42 of 77.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 440B · 5 ROOM | S$3,300 | — |
| May 2026 | Blk 440B · 4 ROOM | S$3,400 | — |
| Feb 2026 | Blk 440B · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 440B · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 440B · 5 ROOM | S$3,400 | — |
| Jul 2025 | Blk 440B · 5 ROOM | S$3,888 | — |
| Feb 2025 | Blk 440B · 4 ROOM | S$3,200 | — |
| Nov 2024 | Blk 440B · 5 ROOM | S$3,700 | — |
| Nov 2024 | Blk 440B · 4 ROOM | S$3,200 | — |
| Sept 2024 | Blk 440B · 4 ROOM | S$3,100 | — |
| Jan 2024 | Blk 440B · 4 ROOM | S$3,250 | — |
| Nov 2023 | Blk 440B · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 440B · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 440B · 4 ROOM | S$3,100 | — |
| Dec 2022 | Blk 440B · 5 ROOM | S$4,500 | — |
| Nov 2022 | Blk 440B · 4 ROOM | S$3,300 | — |
| Aug 2021 | Blk 440B · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 440B · 4 ROOM | S$1,800 | — |
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 87 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 | 82 years | S$755,831 | S$834,499 | S$903,778 | S$919,584 |
| 10 years | 77 years | S$706,449 | S$861,158 | S$1,010,078 | S$1,045,717 |
| 20 years | 67 years | S$639,580 | S$950,383 | S$1,307,504 | S$1,401,399 |
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.