Blk 406C Fernvale Rd
Project page · 99-year lease from 2004
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 406C | 07 TO 09 | 110 sqm | S$625,000 | S$5,682 psm | ×1.000 | S$5,682 psm |
| May 2026 | Blk 406C | 10 TO 12 | 110 sqm | S$680,000 | S$6,182 psm | ×1.000 | S$6,182 psm |
| Apr 2026 | Blk 406C | 07 TO 09 | 110 sqm | S$650,000 | S$5,909 psm | ×1.000 | S$5,909 psm |
| Feb 2026 | Blk 406C | 22 TO 24 | 110 sqm | S$690,000 | S$6,273 psm | ×0.997 | S$6,254 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.
5.61% gross yield
S$37,320 of rent a year against the estimate above · 0.28 points below flats like it
Homes like this rent for about S$3,110 a month, the middle of 32 approvals in the last year.
In Sengkang, flats of this type with 70 to 79 years of lease left yield 5.89%, from 25 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 | 408C | 5 ROOM | S$3,400 |
| Aug 2026 | 435A | 5 ROOM | S$3,350 |
| Aug 2026 | 407A | 5 ROOM | S$3,100 |
| Aug 2026 | 408B | 5 ROOM | S$3,100 |
| Jul 2026 | 408B | 5 ROOM | S$3,300 |
| Jul 2026 | 408C | 5 ROOM | S$3,100 |
| Jul 2026 | 435A | 5 ROOM | S$2,700 |
| Jun 2026 | 406C | 5 ROOM | S$3,200 |
median of 32 HDB rental approvals for 5 ROOM on Fernvale Rd since 2025-10.
Buying or selling at S$665,001?
Buying: Stamp duty on S$665,001 · Cash and CPF needed on S$665,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$665,001.
Each opens with this figure filled in; change anything there.
Primary schools near 406c 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
- Fernvale Primary School · 81 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 412 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fern Green Primary School · 1,065 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,293 m · no 2025 Phase 2C ballot
- Anchor Green Primary School · 1,300 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,636 m · no 2025 Phase 2C ballot
- Rosyth School · 1,688 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,714 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,750 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,834 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,915 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 406C · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 90 sqm | S$580,000 | S$6,444 psm |
| Sept 2026 | Blk 406C · 4 ROOM · 13 TO 15 · Premium Apartment · 77 years left | 91 sqm | S$585,000 | S$6,429 psm |
| Jun 2026 | Blk 406C · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 110 sqm | S$625,000 | S$5,682 psm |
| May 2026 | Blk 406C · 5 ROOM · 10 TO 12 · Premium Apartment · 78 years left | 110 sqm | S$680,000 | S$6,182 psm |
| Apr 2026 | Blk 406C · 5 ROOM · 07 TO 09 · Premium Apartment · 78 years left | 110 sqm | S$650,000 | S$5,909 psm |
| Feb 2026 | Blk 406C · 5 ROOM · 22 TO 24 · Premium Apartment · 78 years left | 110 sqm | S$690,000 | S$6,273 psm |
| Apr 2025 | Blk 406C · 5 ROOM · 13 TO 15 · Premium Apartment · 79 years left | 110 sqm | S$665,000 | S$6,045 psm |
| Jan 2025 | Blk 406C · 5 ROOM · 04 TO 06 · Premium Apartment · 79 years left | 110 sqm | S$615,000 | S$5,591 psm |
| Sept 2024 | Blk 406C · 4 ROOM · 19 TO 21 · Premium Apartment · 79 years left | 90 sqm | S$560,000 | S$6,222 psm |
| Jul 2024 | Blk 406C · 5 ROOM · 19 TO 21 · Premium Apartment · 80 years left | 110 sqm | S$665,000 | S$6,045 psm |
| May 2024 | Blk 406C · 5 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 110 sqm | S$620,000 | S$5,636 psm |
| Feb 2024 | Blk 406C · 4 ROOM · 07 TO 09 · Premium Apartment · 80 years left | 90 sqm | S$520,000 | S$5,778 psm |
| Aug 2023 | Blk 406C · 5 ROOM · 19 TO 21 · Premium Apartment · 80 years left | 110 sqm | S$638,000 | S$5,800 psm |
| Jun 2023 | Blk 406C · 5 ROOM · 07 TO 09 · Premium Apartment · 81 years left | 110 sqm | S$585,000 | S$5,318 psm |
| Apr 2023 | Blk 406C · 4 ROOM · 19 TO 21 · Premium Apartment · 81 years left | 91 sqm | S$510,000 | S$5,604 psm |
| Apr 2022 | Blk 406C · 4 ROOM · 22 TO 24 · Premium Apartment · 82 years left | 91 sqm | S$495,000 | S$5,440 psm |
| Feb 2022 | Blk 406C · 5 ROOM · 07 TO 09 · Premium Apartment · 82 years left | 110 sqm | S$480,000 | S$4,364 psm |
| Jan 2022 | Blk 406C · 5 ROOM · 01 TO 03 · Premium Apartment · 82 years left | 110 sqm | S$490,000 | S$4,455 psm |
| Dec 2021 | Blk 406C · 5 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 110 sqm | S$520,000 | S$4,727 psm |
| Dec 2021 | Blk 406C · 5 ROOM · 04 TO 06 · Premium Apartment · 82 years left | 110 sqm | S$490,000 | S$4,455 psm |
Showing 20 of 128.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 406C · 5 ROOM | S$3,200 | — |
| May 2026 | Blk 406C · 5 ROOM | S$3,200 | — |
| May 2026 | Blk 406C · 4 ROOM | S$3,100 | — |
| Apr 2026 | Blk 406C · 5 ROOM | S$3,100 | — |
| Apr 2026 | Blk 406C · 4 ROOM | S$3,000 | — |
| Mar 2026 | Blk 406C · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 406C · 4 ROOM | S$3,000 | — |
| Dec 2025 | Blk 406C · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 406C · 5 ROOM | S$3,120 | — |
| Oct 2025 | Blk 406C · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 406C · 5 ROOM | S$3,300 | — |
| Jun 2025 | Blk 406C · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 406C · 4 ROOM | S$3,000 | — |
| Aug 2024 | Blk 406C · 5 ROOM | S$3,500 | — |
| Aug 2024 | Blk 406C · 5 ROOM | S$3,100 | — |
| May 2024 | Blk 406C · 5 ROOM | S$3,100 | — |
| Mar 2024 | Blk 406C · 4 ROOM | S$3,100 | — |
| Nov 2023 | Blk 406C · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 406C · 5 ROOM | S$3,700 | — |
| Jun 2023 | Blk 406C · 4 ROOM | S$3,400 | — |
| Jun 2023 | Blk 406C · 5 ROOM | S$3,000 | — |
| Apr 2023 | Blk 406C · 5 ROOM | S$2,400 | — |
| Mar 2023 | Blk 406C · 5 ROOM | S$2,750 | — |
| Nov 2022 | Blk 406C · 5 ROOM | S$3,500 | — |
| Oct 2022 | Blk 406C · 4 ROOM | S$3,000 | — |
| Nov 2021 | Blk 406C · 4 ROOM | S$2,500 | — |
| Nov 2021 | Blk 406C · 5 ROOM | S$1,900 | — |
| Sept 2021 | Blk 406C · 5 ROOM | S$1,700 | — |
| Aug 2021 | Blk 406C · 4 ROOM | S$1,900 | — |
| May 2021 | Blk 406C · 4 ROOM | S$2,550 | — |
| May 2021 | Blk 406C · 5 ROOM | S$1,750 | — |
| Apr 2021 | Blk 406C · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 406C · 5 ROOM | S$1,850 | — |
| Feb 2021 | Blk 406C · 5 ROOM | S$2,000 | — |
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 76 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 | 71 years | S$627,593 | S$692,913 | S$750,438 | S$763,563 |
| 10 years | 66 years | S$602,054 | S$733,901 | S$860,815 | S$891,187 |
| 20 years | 56 years | S$562,724 | S$836,178 | S$1,150,385 | S$1,232,997 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.