Blk 452B Sengkang West Way
Project page · 99-year lease from 2015
Based on 27 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 469C | 10 TO 12 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Sept 2026 | Blk 450A | 16 TO 18 | 92 sqm | S$630,000 | S$6,848 psm | ×1.000 | S$6,848 psm |
| Sept 2026 | Blk 432A | 22 TO 24 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Jul 2026 | Blk 469B | 04 TO 06 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Jul 2026 | Blk 432B | 22 TO 24 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Jul 2026 | Blk 432B | 19 TO 21 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Jul 2026 | Blk 469A | 19 TO 21 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Jul 2026 | Blk 451B | 16 TO 18 | 92 sqm | S$638,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Jul 2026 | Blk 433B | 16 TO 18 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Jun 2026 | Blk 451B | 04 TO 06 | 92 sqm | S$600,000 | S$6,522 psm | ×1.000 | S$6,522 psm |
| Jun 2026 | Blk 451B | 04 TO 06 | 92 sqm | S$610,000 | S$6,630 psm | ×1.000 | S$6,630 psm |
| Jun 2026 | Blk 469C | 13 TO 15 | 93 sqm | S$645,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Jun 2026 | Blk 452A | 07 TO 09 | 92 sqm | S$620,000 | S$6,739 psm | ×1.000 | S$6,739 psm |
| Jun 2026 | Blk 433B | 10 TO 12 | 93 sqm | S$668,888 | S$7,192 psm | ×1.000 | S$7,192 psm |
| May 2026 | Blk 451B | 13 TO 15 | 92 sqm | S$635,000 | S$6,902 psm | ×1.000 | S$6,902 psm |
| May 2026 | Blk 452A | 19 TO 21 | 92 sqm | S$648,000 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Apr 2026 | Blk 452A | 16 TO 18 | 92 sqm | S$655,000 | S$7,120 psm | ×1.000 | S$7,120 psm |
| Mar 2026 | Blk 433A | 16 TO 18 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Feb 2026 | Blk 469A | 19 TO 21 | 93 sqm | S$665,000 | S$7,151 psm | ×0.997 | S$7,129 psm |
| Feb 2026 | Blk 450A | 22 TO 24 | 92 sqm | S$692,000 | S$7,522 psm | ×0.997 | S$7,500 psm |
| Jan 2026 | Blk 432A | 13 TO 15 | 93 sqm | S$663,888 | S$7,139 psm | ×0.997 | S$7,118 psm |
| Jan 2026 | Blk 450A | 04 TO 06 | 92 sqm | S$630,000 | S$6,848 psm | ×0.997 | S$6,828 psm |
| Jan 2026 | Blk 450A | 25 TO 27 | 92 sqm | S$685,000 | S$7,446 psm | ×0.997 | S$7,424 psm |
| Dec 2025 | Blk 469C | 25 TO 27 | 93 sqm | S$670,000 | S$7,204 psm | ×0.996 | S$7,176 psm |
| Dec 2025 | Blk 432B | 07 TO 09 | 93 sqm | S$630,000 | S$6,774 psm | ×0.996 | S$6,748 psm |
| Dec 2025 | Blk 451A | 19 TO 21 | 92 sqm | S$642,888 | S$6,988 psm | ×0.996 | S$6,960 psm |
| Nov 2025 | Blk 433A | 13 TO 15 | 93 sqm | S$665,000 | S$7,151 psm | ×0.996 | S$7,122 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.
5.97% gross yield
S$38,400 of rent a year against the estimate above · 0.13 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 451B | 4 ROOM | S$3,500 |
| Sept 2026 | 448A | 4 ROOM | S$3,500 |
| Sept 2026 | 433B | 4 ROOM | S$3,250 |
| Sept 2026 | 451A | 4 ROOM | S$3,200 |
| Jul 2026 | 450A | 4 ROOM | S$3,000 |
| May 2026 | 450A | 4 ROOM | S$3,000 |
| Apr 2026 | 451B | 4 ROOM | S$3,600 |
| Apr 2026 | 448A | 4 ROOM | S$3,500 |
median of 25 HDB rental approvals for 4 ROOM on Sengkang West Way since 2025-10.
Buying or selling at S$643,011?
Buying: Stamp duty on S$643,011 · Cash and CPF needed on S$643,011 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$643,011.
Each opens with this figure filled in; change anything there.
Primary schools near 452b 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 · 73 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 321 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 699 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,392 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,671 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,804 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 452B · 5 ROOM · 19 TO 21 · Improved · 88 years left | 111 sqm | S$790,000 | S$7,117 psm |
| Oct 2025 | Blk 452B · 5 ROOM · 16 TO 18 · Improved · 89 years left | 111 sqm | S$775,000 | S$6,982 psm |
| Aug 2025 | Blk 452B · 5 ROOM · 04 TO 06 · Improved · 89 years left | 111 sqm | S$723,000 | S$6,514 psm |
| Aug 2025 | Blk 452B · 4 ROOM · 19 TO 21 · Model A · 89 years left | 92 sqm | S$672,000 | S$7,304 psm |
| Jun 2025 | Blk 452B · 4 ROOM · 01 TO 03 · Model A · 89 years left excluded: outlier | 92 sqm | S$560,000 | S$6,087 psm |
| Apr 2025 | Blk 452B · 4 ROOM · 07 TO 09 · Model A · 89 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Mar 2025 | Blk 452B · 5 ROOM · 19 TO 21 · Improved · 89 years left | 111 sqm | S$780,000 | S$7,027 psm |
| Sept 2024 | Blk 452B · 5 ROOM · 13 TO 15 · Improved · 90 years left | 111 sqm | S$715,000 | S$6,441 psm |
| Jan 2024 | Blk 452B · 4 ROOM · 19 TO 21 · Model A · 90 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Jan 2024 | Blk 452B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Mar 2023 | Blk 452B · 4 ROOM · 22 TO 24 · Model A · 91 years left | 92 sqm | S$560,888 | S$6,097 psm |
| Oct 2022 | Blk 452B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 111 sqm | S$675,000 | S$6,081 psm |
| Aug 2022 | Blk 452B · 5 ROOM · 01 TO 03 · Improved · 92 years left | 111 sqm | S$588,000 | S$5,297 psm |
| Aug 2022 | Blk 452B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$498,000 | S$5,413 psm |
| Dec 2021 | Blk 452B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Dec 2021 | Blk 452B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$465,000 | S$5,054 psm |
| Dec 2021 | Blk 452B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$460,000 | S$5,000 psm |
Showing 17 of 47.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 452B · 4 ROOM | S$3,300 | — |
| Nov 2025 | Blk 452B · 4 ROOM | S$3,150 | — |
| Oct 2025 | Blk 452B · 4 ROOM | S$3,600 | — |
| Aug 2025 | Blk 452B · 5 ROOM | S$3,200 | — |
| Aug 2025 | Blk 452B · 5 ROOM | S$3,200 | — |
| May 2025 | Blk 452B · 5 ROOM | S$3,500 | — |
| Dec 2024 | Blk 452B · 4 ROOM | S$3,100 | — |
| Dec 2024 | Blk 452B · 5 ROOM | S$3,000 | — |
| Apr 2024 | Blk 452B · 5 ROOM | S$3,100 | — |
| Dec 2023 | Blk 452B · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 452B · 4 ROOM | S$3,600 | — |
| Sept 2023 | Blk 452B · 4 ROOM | S$3,600 | — |
| Aug 2023 | Blk 452B · 5 ROOM | S$3,500 | — |
| Jul 2023 | Blk 452B · 5 ROOM | S$2,800 | — |
| Jun 2023 | Blk 452B · 5 ROOM | S$4,000 | — |
| Dec 2022 | Blk 452B · 5 ROOM | S$3,400 | — |
| Jul 2022 | Blk 452B · 4 ROOM | S$3,450 | — |
| Jul 2022 | Blk 452B · 5 ROOM | S$3,400 | — |
| May 2022 | Blk 452B · 5 ROOM | S$3,000 | — |
| Dec 2021 | Blk 452B · 4 ROOM | S$2,550 | — |
| Apr 2021 | Blk 452B · 5 ROOM | S$2,000 | — |
| Mar 2021 | Blk 452B · 5 ROOM | S$2,300 | — |
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$603,737 | S$666,574 | S$721,912 | S$734,538 |
| 10 years | 77 years | S$564,292 | S$687,868 | S$806,822 | S$835,290 |
| 20 years | 67 years | S$510,879 | S$759,139 | S$1,044,398 | S$1,119,398 |
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.