Blk 453B Fernvale Rd
Project page · 99-year lease from 2015
Based on 5 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 453B | 13 TO 15 | 92 sqm | S$655,000 | S$7,120 psm | ×1.000 | S$7,120 psm |
| May 2026 | Blk 453B | 22 TO 24 | 92 sqm | S$660,000 | S$7,174 psm | ×1.000 | S$7,174 psm |
| May 2026 | Blk 453B | 13 TO 15 | 92 sqm | S$660,000 | S$7,174 psm | ×1.000 | S$7,174 psm |
| Apr 2026 | Blk 453B | 13 TO 15 | 92 sqm | S$688,000 | S$7,478 psm | ×1.000 | S$7,478 psm |
| Jan 2026 | Blk 453B | 22 TO 24 | 92 sqm | S$690,888 | S$7,510 psm | ×0.997 | S$7,488 psm |
How accurate is this estimate for Fernvale Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 138 sales in Fernvale Rd since.
- Median error
- 3.0%
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.
5.82% gross yield
S$38,400 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$3,200 a month, the middle of 115 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 | 407B | 4 ROOM | S$3,300 |
| Sept 2026 | 411A | 4 ROOM | S$3,300 |
| Sept 2026 | 441B | 4 ROOM | S$3,200 |
| Sept 2026 | 434B | 4 ROOM | S$3,200 |
| Sept 2026 | 411A | 4 ROOM | S$3,200 |
| Sept 2026 | 436C | 4 ROOM | S$3,150 |
| Sept 2026 | 441B | 4 ROOM | S$3,100 |
| Sept 2026 | 407B | 4 ROOM | S$3,000 |
median of 115 HDB rental approvals for 4 ROOM on Fernvale Rd since 2025-10.
Buying or selling at S$660,000?
Buying: Stamp duty on S$660,000 · Cash and CPF needed on S$660,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$660,000.
Each opens with this figure filled in; change anything there.
Primary schools near 453b Fernvale Rd
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 · 109 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 409 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 551 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,290 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,541 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,824 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$655,000 | S$7,120 psm |
| May 2026 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| May 2026 | Blk 453B · 4 ROOM · 22 TO 24 · Model A · 88 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Apr 2026 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 88 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Jan 2026 | Blk 453B · 4 ROOM · 22 TO 24 · Model A · 89 years left | 92 sqm | S$690,888 | S$7,510 psm |
| Jul 2025 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 89 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Mar 2025 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 89 years left | 92 sqm | S$688,888 | S$7,488 psm |
| Jan 2025 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 90 years left | 92 sqm | S$655,000 | S$7,120 psm |
| Jan 2025 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$645,000 | S$7,011 psm |
| Dec 2024 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Nov 2024 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 90 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Sept 2024 | Blk 453B · 4 ROOM · 04 TO 06 · Model A · 90 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Jul 2024 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 90 years left | 92 sqm | S$609,888 | S$6,629 psm |
| May 2024 | Blk 453B · 4 ROOM · 01 TO 03 · Model A · 90 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Feb 2024 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 91 years left | 92 sqm | S$602,000 | S$6,543 psm |
| Jul 2023 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 91 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Dec 2022 | Blk 453B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Oct 2022 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$540,000 | S$5,870 psm |
| Jul 2022 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$525,000 | S$5,707 psm |
| Jun 2022 | Blk 453B · 4 ROOM · 22 TO 24 · Model A · 92 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Apr 2022 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Mar 2022 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Jan 2022 | Blk 453B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$500,000 | S$5,435 psm |
| Nov 2021 | Blk 453B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$470,000 | S$5,109 psm |
Showing 24 of 64.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 453B · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 453B · 4 ROOM | S$3,200 | — |
| Jun 2025 | Blk 453B · 4 ROOM | S$3,300 | — |
| Jun 2025 | Blk 453B · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 453B · 4 ROOM | S$3,600 | — |
| May 2024 | Blk 453B · 4 ROOM | S$3,200 | — |
| Apr 2023 | Blk 453B · 4 ROOM | S$3,600 | — |
| Dec 2022 | Blk 453B · 4 ROOM | S$3,800 | — |
| Aug 2021 | Blk 453B · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 453B · 4 ROOM | S$1,850 | — |
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$619,688 | S$684,185 | S$740,986 | S$753,945 |
| 10 years | 77 years | S$579,201 | S$706,042 | S$828,139 | S$857,358 |
| 20 years | 67 years | S$524,376 | S$779,196 | S$1,071,991 | S$1,148,973 |
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.