Blk 446B Jln Kayu
Project page · 99-year lease from 2013
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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 446B | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Jun 2026 | Blk 446B | 04 TO 06 | 93 sqm | S$633,000 | S$6,806 psm | ×1.000 | S$6,806 psm |
| Nov 2025 | Blk 446B | 01 TO 03 | 93 sqm | S$610,000 | S$6,559 psm | ×0.996 | S$6,533 psm |
How accurate is this estimate for Jln Kayu?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 10 sales in Jln Kayu since.
- Median error
- 2.0%
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.
5.69% gross yield
S$36,000 of rent a year against the estimate above · 0.15 points below flats like it
Homes like this rent for about S$3,000 a month, the middle of 5 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 |
|---|---|---|---|
| Sept 2026 | 446C | 4 ROOM | S$3,000 |
| Jul 2026 | 446B | 4 ROOM | S$2,400 |
| Jun 2026 | 446C | 4 ROOM | S$3,300 |
| Oct 2025 | 446C | 4 ROOM | S$3,000 |
| Oct 2025 | 447A | 4 ROOM | S$3,000 |
median of 5 HDB rental approvals for 4 ROOM on Jln Kayu since 2025-10.
Buying or selling at S$633,000?
Buying: Stamp duty on S$633,000 · Cash and CPF needed on S$633,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$633,000.
Each opens with this figure filled in; change anything there.
Primary schools near 446b Jln Kayu
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 · 133 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 150 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fern Green Primary School · 884 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,434 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,663 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,767 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,866 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yio Chu Kang Primary School · 1,989 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 446B · 4 ROOM · 16 TO 18 · Model A · 86 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Aug 2026 | Blk 446B · 4 ROOM · 01 TO 03 · Model A · 86 years left excluded: outlier | 93 sqm | S$530,000 | S$5,699 psm |
| Jun 2026 | Blk 446B · 4 ROOM · 04 TO 06 · Model A · 87 years left | 93 sqm | S$633,000 | S$6,806 psm |
| Nov 2025 | Blk 446B · 4 ROOM · 01 TO 03 · Model A · 87 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2025 | Blk 446B · 4 ROOM · 19 TO 21 · Model A · 88 years left excluded: outlier | 93 sqm | S$690,000 | S$7,419 psm |
| Jan 2025 | Blk 446B · 4 ROOM · 04 TO 06 · Model A · 88 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Nov 2024 | Blk 446B · 4 ROOM · 10 TO 12 · Model A · 88 years left | 93 sqm | S$621,888 | S$6,687 psm |
| Feb 2024 | Blk 446B · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Dec 2023 | Blk 446B · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$603,000 | S$6,484 psm |
| Dec 2023 | Blk 446B · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Nov 2023 | Blk 446B · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Nov 2023 | Blk 446B · 4 ROOM · 25 TO 27 · Model A · 89 years left | 93 sqm | S$585,888 | S$6,300 psm |
| Jul 2023 | Blk 446B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Jun 2023 | Blk 446B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$545,000 | S$5,860 psm |
| May 2023 | Blk 446B · 4 ROOM · 22 TO 24 · Model A · 90 years left | 93 sqm | S$581,888 | S$6,257 psm |
| Feb 2023 | Blk 446B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$555,000 | S$5,968 psm |
| Feb 2023 | Blk 446B · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$540,000 | S$5,806 psm |
| Feb 2023 | Blk 446B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$538,888 | S$5,794 psm |
| Dec 2022 | Blk 446B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Oct 2022 | Blk 446B · 4 ROOM · 19 TO 21 · Model A · 90 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Oct 2022 | Blk 446B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$555,000 | S$5,968 psm |
| May 2022 | Blk 446B · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$502,000 | S$5,398 psm |
| Apr 2022 | Blk 446B · 4 ROOM · 04 TO 06 · Model A · 91 years left | 93 sqm | S$475,000 | S$5,108 psm |
Showing 23 of 52.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 446B · 4 ROOM | S$2,400 | — |
| Jan 2025 | Blk 446B · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 446B · 4 ROOM | S$2,400 | — |
| Apr 2024 | Blk 446B · 4 ROOM | S$3,500 | — |
| May 2023 | Blk 446B · 4 ROOM | S$3,500 | — |
| Sept 2022 | Blk 446B · 4 ROOM | S$1,800 | — |
| Jun 2022 | Blk 446B · 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 85 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 | 80 years | S$594,337 | S$656,196 | S$710,673 | S$723,102 |
| 10 years | 75 years | S$555,506 | S$677,159 | S$794,260 | S$822,285 |
| 20 years | 65 years | S$502,925 | S$747,320 | S$1,028,137 | S$1,101,970 |
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.