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HDB · 792451

Blk 451B Sengkang West Way

Project page · 99-year lease from 2015

Indicative value range
S$607,500 – S$635,749
Indicative mid S$622,500 · S$6,766 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 451B16 TO 1892 sqmS$638,000S$6,935 psm×1.000S$6,935 psm
Jun 2026Blk 451B04 TO 0692 sqmS$600,000S$6,522 psm×1.000S$6,522 psm
Jun 2026Blk 451B04 TO 0692 sqmS$610,000S$6,630 psm×1.000S$6,630 psm
May 2026Blk 451B13 TO 1592 sqmS$635,000S$6,902 psm×1.000S$6,902 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.

6.17% gross yield

S$38,400 of rent a year against the estimate above · 0.33 points above flats like it

Homes like this rent for about S$3,200 a month, the middle of 25 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

ApprovedBlockFlatRent a month
Sept 2026451B4 ROOMS$3,500
Sept 2026448A4 ROOMS$3,500
Sept 2026433B4 ROOMS$3,250
Sept 2026451A4 ROOMS$3,200
Jul 2026450A4 ROOMS$3,000
May 2026450A4 ROOMS$3,000
Apr 2026451B4 ROOMS$3,600
Apr 2026448A4 ROOMS$3,500

median of 25 HDB rental approvals for 4 ROOM on Sengkang West Way since 2025-10.

Buying or selling at S$622,500?

Buying: Stamp duty on S$622,500 · Cash and CPF needed on S$622,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$622,500.

Each opens with this figure filled in; change anything there.

Primary schools near 451b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 451B · 5 ROOM · 10 TO 12 · Improved · 88 years left
111 sqmS$715,000S$6,441 psm
Jul 2026
Blk 451B · 4 ROOM · 16 TO 18 · Model A · 88 years left
92 sqmS$638,000S$6,935 psm
Jun 2026
Blk 451B · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$610,000S$6,630 psm
Jun 2026
Blk 451B · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$600,000S$6,522 psm
May 2026
Blk 451B · 4 ROOM · 13 TO 15 · Model A · 88 years left
92 sqmS$635,000S$6,902 psm
Mar 2026
Blk 451B · 5 ROOM · 04 TO 06 · Improved · 88 years left
111 sqmS$700,000S$6,306 psm
Aug 2025
Blk 451B · 4 ROOM · 10 TO 12 · Model A · 89 years left
92 sqmS$635,000S$6,902 psm
Mar 2025
Blk 451B · 5 ROOM · 22 TO 24 · Improved · 89 years left
111 sqmS$768,000S$6,919 psm
Nov 2024
Blk 451B · 5 ROOM · 13 TO 15 · Improved · 90 years left
111 sqmS$765,000S$6,892 psm
Oct 2024
Blk 451B · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$630,000S$6,848 psm
Sept 2024
Blk 451B · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$625,000S$6,793 psm
Aug 2024
Blk 451B · 4 ROOM · 13 TO 15 · Model A · 90 years left
92 sqmS$650,000S$7,065 psm
Apr 2024
Blk 451B · 5 ROOM · 01 TO 03 · Improved · 90 years left
111 sqmS$660,000S$5,946 psm
Apr 2024
Blk 451B · 4 ROOM · 22 TO 24 · Model A · 90 years left
92 sqmS$635,000S$6,902 psm
Mar 2024
Blk 451B · 4 ROOM · 07 TO 09 · Model A · 90 years left
92 sqmS$570,000S$6,196 psm
Oct 2023
Blk 451B · 4 ROOM · 13 TO 15 · Model A · 91 years left
92 sqmS$585,000S$6,359 psm
Jun 2023
Blk 451B · 5 ROOM · 13 TO 15 · Improved · 91 years left
111 sqmS$640,000S$5,766 psm
Dec 2022
Blk 451B · 4 ROOM · 04 TO 06 · Model A · 92 years left
92 sqmS$500,000S$5,435 psm
Nov 2022
Blk 451B · 5 ROOM · 10 TO 12 · Improved · 92 years left
111 sqmS$630,000S$5,676 psm
Oct 2022
Blk 451B · 4 ROOM · 01 TO 03 · Model A · 92 years left
92 sqmS$502,500S$5,462 psm
Aug 2022
Blk 451B · 4 ROOM · 01 TO 03 · Model A · 92 years left
92 sqmS$495,000S$5,380 psm
May 2022
Blk 451B · 4 ROOM · 22 TO 24 · Model A · 92 years left
92 sqmS$525,000S$5,707 psm
Nov 2021
Blk 451B · 5 ROOM · 19 TO 21 · Improved · 93 years left
111 sqmS$648,000S$5,838 psm
Nov 2021
Blk 451B · 5 ROOM · 07 TO 09 · Improved · 93 years left
111 sqmS$535,000S$4,820 psm
Oct 2021
Blk 451B · 4 ROOM · 19 TO 21 · Model A · 93 years left
92 sqmS$525,000S$5,707 psm
See more

Showing 25 of 60.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years82 yearsS$584,478S$645,311S$698,884S$711,107
10 years77 yearsS$546,291S$665,926S$781,085S$808,645
20 years67 yearsS$494,582S$734,923S$1,011,082S$1,083,690

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.