Blk 448B Sengkang West Way
Project page · 99-year lease from 2014
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 448B | 07 TO 09 | 67 sqm | S$508,888 | S$7,595 psm | ×1.000 | S$7,595 psm |
| Jul 2026 | Blk 448B | 19 TO 21 | 67 sqm | S$550,000 | S$8,209 psm | ×1.000 | S$8,209 psm |
| Jun 2026 | Blk 448B | 04 TO 06 | 67 sqm | S$507,000 | S$7,567 psm | ×1.000 | S$7,567 psm |
| Nov 2025 | Blk 448B | 16 TO 18 | 67 sqm | S$545,000 | S$8,134 psm | ×0.996 | S$8,102 psm |
How accurate is this estimate for Sengkang West Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Sengkang West Way since.
- Median error
- 2.2%
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.
6.55% gross yield
S$34,440 of rent a year against the estimate above · 0.51 points above flats like it
Homes like this rent for about S$2,870 a month, the middle of 14 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 6.04%, from 35 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 |
|---|---|---|---|
| Jul 2026 | 448B | 3 ROOM | S$3,000 |
| Jul 2026 | 448A | 3 ROOM | S$2,860 |
| Jun 2026 | 432B | 3 ROOM | S$2,800 |
| May 2026 | 450B | 3 ROOM | S$2,850 |
| Apr 2026 | 448B | 3 ROOM | S$3,100 |
| Mar 2026 | 448A | 3 ROOM | S$2,900 |
| Feb 2026 | 450C | 3 ROOM | S$3,400 |
| Feb 2026 | 448B | 3 ROOM | S$2,950 |
median of 14 HDB rental approvals for 3 ROOM on Sengkang West Way since 2025-10.
Buying or selling at S$525,874?
Buying: Stamp duty on S$525,874 · Cash and CPF needed on S$525,874 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$525,874.
Each opens with this figure filled in; change anything there.
Primary schools near 448b Sengkang West Way
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 · 141 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 309 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 771 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,459 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,745 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,821 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,874 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 448B · 3 ROOM · 07 TO 09 · Model A · 87 years left | 67 sqm | S$508,888 | S$7,595 psm |
| Sept 2026 | Blk 448B · 2 ROOM · 13 TO 15 · Model A · 87 years left | 46 sqm | S$393,000 | S$8,543 psm |
| Jul 2026 | Blk 448B · 3 ROOM · 19 TO 21 · Model A · 87 years left | 67 sqm | S$550,000 | S$8,209 psm |
| Jun 2026 | Blk 448B · 3 ROOM · 04 TO 06 · Model A · 87 years left | 67 sqm | S$507,000 | S$7,567 psm |
| May 2026 | Blk 448B · 2 ROOM · 22 TO 24 · Model A · 87 years left | 46 sqm | S$390,000 | S$8,478 psm |
| Apr 2026 | Blk 448B · 2 ROOM · 25 TO 27 · Model A · 87 years left | 46 sqm | S$380,000 | S$8,261 psm |
| Nov 2025 | Blk 448B · 3 ROOM · 16 TO 18 · Model A · 88 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Oct 2025 | Blk 448B · 3 ROOM · 19 TO 21 · Model A · 88 years left | 67 sqm | S$570,000 | S$8,507 psm |
| Aug 2025 | Blk 448B · 3 ROOM · 13 TO 15 · Model A · 88 years left | 67 sqm | S$545,000 | S$8,134 psm |
| Jul 2025 | Blk 448B · 3 ROOM · 19 TO 21 · Model A · 88 years left | 67 sqm | S$545,000 | S$8,134 psm |
| May 2025 | Blk 448B · 2 ROOM · 10 TO 12 · Model A · 88 years left | 46 sqm | S$375,000 | S$8,152 psm |
| Feb 2025 | Blk 448B · 3 ROOM · 22 TO 24 · Model A · 89 years left | 67 sqm | S$554,888 | S$8,282 psm |
| Feb 2025 | Blk 448B · 2 ROOM · 22 TO 24 · Model A · 89 years left | 46 sqm | S$372,000 | S$8,087 psm |
| Jan 2025 | Blk 448B · 3 ROOM · 10 TO 12 · Model A · 89 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Jan 2025 | Blk 448B · 2 ROOM · 01 TO 03 · Model A · 89 years left | 46 sqm | S$360,000 | S$7,826 psm |
| Aug 2024 | Blk 448B · 2 ROOM · 07 TO 09 · Model A · 89 years left | 46 sqm | S$340,000 | S$7,391 psm |
| Jul 2024 | Blk 448B · 3 ROOM · 13 TO 15 · Model A · 89 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Jun 2024 | Blk 448B · 2 ROOM · 13 TO 15 · Model A · 89 years left | 46 sqm | S$351,000 | S$7,630 psm |
| May 2024 | Blk 448B · 2 ROOM · 01 TO 03 · Model A · 89 years left | 46 sqm | S$318,000 | S$6,913 psm |
| Jan 2024 | Blk 448B · 2 ROOM · 07 TO 09 · Model A · 90 years left | 46 sqm | S$335,000 | S$7,283 psm |
| Jul 2023 | Blk 448B · 3 ROOM · 25 TO 27 · Model A · 90 years left | 67 sqm | S$488,888 | S$7,297 psm |
| Sept 2022 | Blk 448B · 2 ROOM · 19 TO 21 · Model A · 91 years left | 46 sqm | S$328,000 | S$7,130 psm |
| Sept 2022 | Blk 448B · 2 ROOM · 04 TO 06 · Model A · 91 years left | 46 sqm | S$313,800 | S$6,822 psm |
| Jun 2022 | Blk 448B · 3 ROOM · 16 TO 18 · Model A · 91 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Jun 2022 | Blk 448B · 3 ROOM · 07 TO 09 · Model A · 91 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Dec 2021 | Blk 448B · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$419,000 | S$6,254 psm |
| Dec 2021 | Blk 448B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 46 sqm | S$270,000 | S$5,870 psm |
| Oct 2021 | Blk 448B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 46 sqm | S$260,000 | S$5,652 psm |
Showing 28 of 50.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 448B · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 448B · 2 ROOM | S$2,250 | — |
| Apr 2026 | Blk 448B · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 448B · 3 ROOM | S$2,950 | — |
| Dec 2025 | Blk 448B · 3 ROOM | S$2,600 | — |
| Mar 2025 | Blk 448B · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 448B · 3 ROOM | S$2,750 | — |
| Jul 2024 | Blk 448B · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 448B · 3 ROOM | S$3,000 | — |
| Jan 2024 | Blk 448B · 3 ROOM | S$3,000 | — |
| Nov 2023 | Blk 448B · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 448B · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 448B · 2 ROOM | S$2,000 | — |
| Jun 2023 | Blk 448B · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 448B · 3 ROOM | S$2,750 | — |
| Jun 2022 | Blk 448B · 3 ROOM | S$2,500 | — |
| Oct 2021 | Blk 448B · 3 ROOM | S$2,200 | — |
| Jul 2021 | Blk 448B · 2 ROOM | S$1,400 | — |
| May 2021 | Blk 448B · 2 ROOM | S$1,400 | — |
| Apr 2021 | Blk 448B · 3 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 86 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 | 81 years | S$493,754 | S$545,144 | S$590,402 | S$600,727 |
| 10 years | 76 years | S$461,495 | S$562,559 | S$659,843 | S$683,125 |
| 20 years | 66 years | S$417,812 | S$620,846 | S$854,140 | S$915,477 |
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.