Blk 456B Sengkang West Rd
Project page · 99-year lease from 2020
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 456B | 07 TO 09 | 48 sqm | S$410,000 | S$8,542 psm | ×1.000 | S$8,542 psm |
| Jul 2026 | Blk 456B | 07 TO 09 | 48 sqm | S$395,000 | S$8,229 psm | ×1.000 | S$8,229 psm |
| Mar 2026 | Blk 456B | 07 TO 09 | 48 sqm | S$420,000 | S$8,750 psm | ×0.997 | S$8,724 psm |
| Dec 2025 | Blk 456B | 13 TO 15 | 48 sqm | S$405,000 | S$8,438 psm | ×0.996 | S$8,404 psm |
How accurate is this estimate for Sengkang West Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 59 sales in Sengkang West Rd since.
- Median error
- 2.3%
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.
6.64% gross yield
S$27,000 of rent a year against the estimate above · 0.66 points below flats like it
Homes like this rent for about S$2,250 a month, the middle of 18 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 |
|---|---|---|---|
| Sept 2026 | 457B | 2 ROOM | S$2,200 |
| Aug 2026 | 457B | 2 ROOM | S$2,500 |
| Aug 2026 | 457B | 2 ROOM | S$2,200 |
| Jul 2026 | 456B | 2 ROOM | S$2,500 |
| Jul 2026 | 458C | 2 ROOM | S$2,250 |
| Jul 2026 | 456A | 2 ROOM | S$2,100 |
| Jun 2026 | 458C | 2 ROOM | S$2,300 |
| May 2026 | 457B | 2 ROOM | S$2,400 |
median of 18 HDB rental approvals for 2 ROOM on Sengkang West Rd since 2025-10.
Buying or selling at S$406,704?
Buying: Stamp duty on S$406,704 · Cash and CPF needed on S$406,704 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$406,704.
Each opens with this figure filled in; change anything there.
Primary schools near 456b Sengkang West 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
- Fernvale Primary School · 458 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 512 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fern Green Primary School · 1,170 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,816 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 93 years left | 48 sqm | S$410,000 | S$8,542 psm |
| Aug 2026 | Blk 456B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2026 | Blk 456B · 2 ROOM · 10 TO 12 · 2-room · 93 years left | 38 sqm | S$370,000 | S$9,737 psm |
| Aug 2026 | Blk 456B · 2 ROOM · 01 TO 03 · 2-room · 93 years left | 38 sqm | S$358,000 | S$9,421 psm |
| Jul 2026 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 93 years left | 48 sqm | S$395,000 | S$8,229 psm |
| Jun 2026 | Blk 456B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$558,000 | S$8,206 psm |
| Jun 2026 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 93 years left | 38 sqm | S$375,000 | S$9,868 psm |
| Mar 2026 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 48 sqm | S$420,000 | S$8,750 psm |
| Feb 2026 | Blk 456B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$563,888 | S$8,292 psm |
| Dec 2025 | Blk 456B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Dec 2025 | Blk 456B · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 48 sqm | S$405,000 | S$8,438 psm |
| Oct 2025 | Blk 456B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Aug 2025 | Blk 456B · 2 ROOM · 01 TO 03 · 2-room · 94 years left | 48 sqm | S$380,000 | S$7,917 psm |
| Jul 2025 | Blk 456B · 2 ROOM · 01 TO 03 · 2-room · 94 years left | 48 sqm | S$388,000 | S$8,083 psm |
| Jun 2025 | Blk 456B · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 48 sqm | S$420,000 | S$8,750 psm |
| May 2025 | Blk 456B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Apr 2025 | Blk 456B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$558,000 | S$8,206 psm |
| Apr 2025 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 38 sqm | S$385,000 | S$10,132 psm |
| Apr 2025 | Blk 456B · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 48 sqm | S$398,000 | S$8,292 psm |
| Feb 2025 | Blk 456B · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 48 sqm | S$398,000 | S$8,292 psm |
| Dec 2024 | Blk 456B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Dec 2024 | Blk 456B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$400,000 | S$8,333 psm |
| Dec 2024 | Blk 456B · 2 ROOM · 13 TO 15 · 2-room · 95 years left | 38 sqm | S$380,000 | S$10,000 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 456B · 4 ROOM | S$3,100 | — |
| Jul 2026 | Blk 456B · 2 ROOM | S$2,500 | — |
| Apr 2026 | Blk 456B · 2 ROOM | S$1,000 | — |
| Aug 2025 | Blk 456B · 3 ROOM | S$2,900 | — |
| Jun 2025 | Blk 456B · 4 ROOM | S$2,800 | — |
| Jun 2025 | Blk 456B · 2 ROOM | S$2,200 | — |
| Jun 2025 | Blk 456B · 2 ROOM | S$2,000 | — |
| Jun 2025 | Blk 456B · 2 ROOM | S$1,000 | — |
| May 2025 | Blk 456B · 2 ROOM | S$2,600 | — |
| Jan 2025 | Blk 456B · 2 ROOM | S$2,500 | — |
| Jan 2025 | Blk 456B · 2 ROOM | S$2,200 | — |
| Oct 2024 | Blk 456B · 2 ROOM | S$2,200 | — |
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 92 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 | 87 years | S$386,654 | S$426,898 | S$462,338 | S$470,424 |
| 10 years | 82 years | S$363,038 | S$442,541 | S$519,070 | S$537,385 |
| 20 years | 72 years | S$320,231 | S$475,847 | S$654,654 | S$701,666 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.