Blk 472B Fernvale St
Project page · 99-year lease from 2016
Based on 6 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 471C | 13 TO 15 | 68 sqm | S$540,000 | S$7,941 psm | ×1.000 | S$7,941 psm |
| Jun 2026 | Blk 472B | 04 TO 06 | 68 sqm | S$520,000 | S$7,647 psm | ×1.000 | S$7,647 psm |
| Apr 2026 | Blk 473A | 16 TO 18 | 68 sqm | S$568,888 | S$8,366 psm | ×1.000 | S$8,366 psm |
| Mar 2026 | Blk 471C | 07 TO 09 | 68 sqm | S$532,000 | S$7,824 psm | ×0.997 | S$7,800 psm |
| Dec 2025 | Blk 471C | 16 TO 18 | 68 sqm | S$542,888 | S$7,984 psm | ×0.996 | S$7,952 psm |
| Nov 2025 | Blk 472B | 16 TO 18 | 68 sqm | S$550,000 | S$8,088 psm | ×0.996 | S$8,056 psm |
How accurate is this estimate for Fernvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Fernvale St since.
- Median error
- 2.5%
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.
6.11% gross yield
S$33,000 of rent a year against the estimate above · 0.07 points above flats like it
Homes like this rent for about S$2,750 a month, the middle of 4 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 |
|---|---|---|---|
| Aug 2026 | 473A | 3 ROOM | S$3,000 |
| Apr 2026 | 471C | 3 ROOM | S$2,800 |
| Nov 2025 | 472B | 3 ROOM | S$2,700 |
| Oct 2025 | 472B | 3 ROOM | S$2,650 |
median of 4 HDB rental approvals for 3 ROOM on Fernvale St since 2025-10.
Buying or selling at S$540,378?
Buying: Stamp duty on S$540,378 · Cash and CPF needed on S$540,378 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$540,378.
Each opens with this figure filled in; change anything there.
Primary schools near 472b Fernvale St
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
- Fern Green Primary School · 62 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 718 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 847 m · no 2025 Phase 2C ballot
- Springdale Primary School · 895 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 974 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,123 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,702 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,812 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Green Primary School · 1,926 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 472B · 3 ROOM · 04 TO 06 · Model A · 89 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Nov 2025 | Blk 472B · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Nov 2025 | Blk 472B · 3 ROOM · 16 TO 18 · Model A · 90 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Jun 2025 | Blk 472B · 3 ROOM · 04 TO 06 · Model A · 90 years left | 68 sqm | S$520,000 | S$7,647 psm |
| May 2025 | Blk 472B · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2024 | Blk 472B · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Mar 2024 | Blk 472B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Nov 2023 | Blk 472B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Nov 2023 | Blk 472B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Aug 2023 | Blk 472B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$572,888 | S$6,160 psm |
| May 2023 | Blk 472B · 3 ROOM · 22 TO 24 · Model A · 93 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Sept 2022 | Blk 472B · 3 ROOM · 01 TO 03 · Model A · 93 years left | 68 sqm | S$416,000 | S$6,118 psm |
| Jul 2022 | Blk 472B · 3 ROOM · 19 TO 21 · Model A · 93 years left | 68 sqm | S$443,000 | S$6,515 psm |
| Jun 2022 | Blk 472B · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$395,000 | S$5,809 psm |
| Apr 2022 | Blk 472B · 4 ROOM · 04 TO 06 · Model A · 94 years left excluded: outlier | 93 sqm | S$470,000 | S$5,054 psm |
| Jan 2022 | Blk 472B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$350,000 | S$5,147 psm |
Showing 16 of 33.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 472B · 3 ROOM | S$2,700 | — |
| Oct 2025 | Blk 472B · 3 ROOM | S$2,650 | — |
| Sept 2025 | Blk 472B · 4 ROOM | S$2,800 | — |
| Sept 2025 | Blk 472B · 3 ROOM | S$2,800 | — |
| Jun 2025 | Blk 472B · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 472B · 3 ROOM | S$2,250 | — |
| Jan 2025 | Blk 472B · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 472B · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 472B · 4 ROOM | S$2,000 | — |
| Feb 2024 | Blk 472B · 3 ROOM | S$2,250 | — |
| Sept 2023 | Blk 472B · 3 ROOM | S$3,100 | — |
| Sept 2023 | Blk 472B · 4 ROOM | S$2,000 | — |
| Jul 2023 | Blk 472B · 3 ROOM | S$2,000 | — |
| Mar 2023 | Blk 472B · 3 ROOM | S$2,250 | — |
| Feb 2023 | Blk 472B · 3 ROOM | S$2,000 | — |
| Dec 2022 | Blk 472B · 4 ROOM | S$3,600 | — |
| Oct 2022 | Blk 472B · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 472B · 3 ROOM | S$2,150 | — |
| Feb 2022 | Blk 472B · 3 ROOM | S$2,000 | — |
| Oct 2021 | Blk 472B · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 472B · 4 ROOM | S$2,000 | — |
| Feb 2021 | Blk 472B · 3 ROOM | S$2,150 | — |
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 88 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 | 83 years | S$507,372 | S$560,180 | S$606,685 | S$617,296 |
| 10 years | 78 years | S$474,223 | S$578,075 | S$678,042 | S$701,966 |
| 20 years | 68 years | S$429,335 | S$637,970 | S$877,697 | S$940,727 |
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.