Blk 415C Fernvale Link
Project page · 99-year lease from 2016
Based on 25 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 415B | 16 TO 18 | 113 sqm | S$835,000 | S$7,389 psm | ×1.000 | S$7,389 psm |
| Sept 2026 | Blk 416B | 13 TO 15 | 112 sqm | S$808,000 | S$7,214 psm | ×1.000 | S$7,214 psm |
| Sept 2026 | Blk 468C | 10 TO 12 | 113 sqm | S$760,000 | S$6,726 psm | ×1.000 | S$6,726 psm |
| Aug 2026 | Blk 440B | 16 TO 18 | 113 sqm | S$775,000 | S$6,858 psm | ×1.000 | S$6,858 psm |
| Aug 2026 | Blk 416B | 07 TO 09 | 113 sqm | S$850,000 | S$7,522 psm | ×1.000 | S$7,522 psm |
| Aug 2026 | Blk 440B | 25 TO 27 | 113 sqm | S$805,000 | S$7,124 psm | ×1.000 | S$7,124 psm |
| Aug 2026 | Blk 430D | 10 TO 12 | 112 sqm | S$788,000 | S$7,036 psm | ×1.000 | S$7,036 psm |
| Aug 2026 | Blk 430A | 13 TO 15 | 112 sqm | S$845,000 | S$7,545 psm | ×1.000 | S$7,545 psm |
| Aug 2026 | Blk 415C | 07 TO 09 | 112 sqm | S$808,000 | S$7,214 psm | ×1.000 | S$7,214 psm |
| Jul 2026 | Blk 440A | 22 TO 24 | 113 sqm | S$777,000 | S$6,876 psm | ×1.000 | S$6,876 psm |
| Jun 2026 | Blk 415B | 04 TO 06 | 113 sqm | S$795,888 | S$7,043 psm | ×1.000 | S$7,043 psm |
| Jun 2026 | Blk 416B | 07 TO 09 | 112 sqm | S$780,000 | S$6,964 psm | ×1.000 | S$6,964 psm |
| Apr 2026 | Blk 416A | 10 TO 12 | 113 sqm | S$800,000 | S$7,080 psm | ×1.000 | S$7,080 psm |
| Apr 2026 | Blk 440C | 19 TO 21 | 113 sqm | S$825,000 | S$7,301 psm | ×1.000 | S$7,301 psm |
| Mar 2026 | Blk 416A | 10 TO 12 | 113 sqm | S$815,000 | S$7,212 psm | ×0.997 | S$7,191 psm |
| Feb 2026 | Blk 430D | 07 TO 09 | 112 sqm | S$768,000 | S$6,857 psm | ×0.997 | S$6,837 psm |
| Feb 2026 | Blk 468B | 19 TO 21 | 113 sqm | S$775,000 | S$6,858 psm | ×0.997 | S$6,838 psm |
| Feb 2026 | Blk 440A | 10 TO 12 | 113 sqm | S$800,000 | S$7,080 psm | ×0.997 | S$7,059 psm |
| Feb 2026 | Blk 440B | 22 TO 24 | 113 sqm | S$813,000 | S$7,195 psm | ×0.997 | S$7,173 psm |
| Jan 2026 | Blk 416C | 13 TO 15 | 112 sqm | S$825,000 | S$7,366 psm | ×0.997 | S$7,344 psm |
| Dec 2025 | Blk 430A | 19 TO 21 | 115 sqm | S$890,000 | S$7,739 psm | ×0.996 | S$7,709 psm |
| Dec 2025 | Blk 430A | 19 TO 21 | 115 sqm | S$855,000 | S$7,435 psm | ×0.996 | S$7,406 psm |
| Dec 2025 | Blk 430A | 04 TO 06 | 112 sqm | S$740,000 | S$6,607 psm | ×0.996 | S$6,581 psm |
| Dec 2025 | Blk 440C | 25 TO 27 | 113 sqm | S$813,000 | S$7,195 psm | ×0.996 | S$7,166 psm |
| Nov 2025 | Blk 416A | 16 TO 18 | 113 sqm | S$820,000 | S$7,257 psm | ×0.996 | S$7,228 psm |
How accurate is this estimate for Fernvale Link?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 166 sales in Fernvale Link since.
- Median error
- 2.9%
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.
4.89% gross yield
S$39,600 of rent a year against the estimate above · 0.53 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 42 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 4.36%, from 33 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 | 468C | 5 ROOM | S$3,200 |
| Sept 2026 | 416C | 5 ROOM | S$3,000 |
| Aug 2026 | 416A | 5 ROOM | S$3,500 |
| Aug 2026 | 415C | 5 ROOM | S$3,400 |
| Aug 2026 | 412A | 5 ROOM | S$3,300 |
| Aug 2026 | 416A | 5 ROOM | S$3,000 |
| Jul 2026 | 440C | 5 ROOM | S$3,500 |
| Jul 2026 | 413B | 5 ROOM | S$3,150 |
median of 42 HDB rental approvals for 5 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$809,805?
Buying: Stamp duty on S$809,805 · Cash and CPF needed on S$809,805 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$809,805.
Each opens with this figure filled in; change anything there.
Primary schools near 415c Fernvale Link
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 · 639 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 643 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 654 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 859 m · no 2025 Phase 2C ballot
1 to 2 km
- Nan Chiau Primary School · 1,105 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Springdale Primary School · 1,105 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,145 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,258 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,321 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,762 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,799 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,826 m · no 2025 Phase 2C ballot
- Rosyth School · 1,857 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Compassvale Primary School · 1,935 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 1,935 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 415C · 5 ROOM · 07 TO 09 · Improved · 88 years left | 112 sqm | S$808,000 | S$7,214 psm |
| Nov 2025 | Blk 415C · 5 ROOM · 19 TO 21 · Improved · 89 years left excluded: outlier | 112 sqm | S$900,000 | S$8,036 psm |
| Nov 2025 | Blk 415C · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$698,888 | S$7,515 psm |
| Apr 2025 | Blk 415C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Mar 2025 | Blk 415C · 5 ROOM · 13 TO 15 · Improved · 90 years left | 113 sqm | S$788,000 | S$6,973 psm |
| Jan 2025 | Blk 415C · 5 ROOM · 04 TO 06 · Improved · 90 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Oct 2024 | Blk 415C · 5 ROOM · 16 TO 18 · Improved · 90 years left | 113 sqm | S$768,888 | S$6,804 psm |
| Jul 2024 | Blk 415C · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Jul 2024 | Blk 415C · 5 ROOM · 10 TO 12 · Improved · 91 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Jul 2024 | Blk 415C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$632,000 | S$6,796 psm |
| Jun 2024 | Blk 415C · 5 ROOM · 01 TO 03 · Improved · 91 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Mar 2024 | Blk 415C · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jan 2024 | Blk 415C · 5 ROOM · 04 TO 06 · Improved · 91 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Sept 2023 | Blk 415C · 4 ROOM · 07 TO 09 · Model A · 91 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jul 2023 | Blk 415C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$756,000 | S$6,750 psm |
| Jul 2023 | Blk 415C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$538,000 | S$5,785 psm |
| May 2023 | Blk 415C · 5 ROOM · 19 TO 21 · Improved · 92 years left | 112 sqm | S$758,000 | S$6,768 psm |
| May 2023 | Blk 415C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$750,000 | S$6,696 psm |
| May 2023 | Blk 415C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jan 2023 | Blk 415C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$618,800 | S$6,654 psm |
| Jan 2023 | Blk 415C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$572,000 | S$6,151 psm |
| Dec 2022 | Blk 415C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Oct 2022 | Blk 415C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$715,000 | S$6,327 psm |
| Sept 2022 | Blk 415C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$700,000 | S$6,195 psm |
| Aug 2022 | Blk 415C · 5 ROOM · 16 TO 18 · Improved · 93 years left | 112 sqm | S$705,000 | S$6,295 psm |
| Jul 2022 | Blk 415C · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$665,000 | S$5,885 psm |
| Jun 2022 | Blk 415C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$532,888 | S$5,730 psm |
| May 2022 | Blk 415C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$715,888 | S$6,335 psm |
| Mar 2022 | Blk 415C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 112 sqm | S$662,000 | S$5,911 psm |
| Mar 2022 | Blk 415C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$502,000 | S$5,398 psm |
| Dec 2021 | Blk 415C · 5 ROOM · 16 TO 18 · Improved · 93 years left | 112 sqm | S$675,000 | S$6,027 psm |
| Dec 2021 | Blk 415C · 5 ROOM · 01 TO 03 · Improved · 93 years left | 112 sqm | S$600,000 | S$5,357 psm |
| Dec 2021 | Blk 415C · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Dec 2021 | Blk 415C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$480,000 | S$5,161 psm |
Showing 34 of 67.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 415C · 4 ROOM | S$3,300 | — |
| Aug 2026 | Blk 415C · 5 ROOM | S$3,400 | — |
| Apr 2026 | Blk 415C · 4 ROOM | S$3,100 | — |
| Jan 2026 | Blk 415C · 5 ROOM | S$3,500 | — |
| Dec 2025 | Blk 415C · 5 ROOM | S$2,800 | — |
| Sept 2025 | Blk 415C · 4 ROOM | S$3,200 | — |
| Dec 2024 | Blk 415C · 5 ROOM | S$2,800 | — |
| Oct 2024 | Blk 415C · 4 ROOM | S$3,200 | — |
| Aug 2024 | Blk 415C · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 415C · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 415C · 5 ROOM | S$3,700 | — |
| Dec 2023 | Blk 415C · 5 ROOM | S$2,800 | — |
| Aug 2023 | Blk 415C · 4 ROOM | S$2,850 | — |
| Dec 2022 | Blk 415C · 5 ROOM | S$2,600 | — |
| Oct 2022 | Blk 415C · 4 ROOM | S$3,200 | — |
| Sept 2022 | Blk 415C · 4 ROOM | S$3,300 | — |
| Sept 2022 | Blk 415C · 4 ROOM | S$3,200 | — |
| May 2022 | Blk 415C · 5 ROOM | S$3,200 | — |
| May 2022 | Blk 415C · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 415C · 4 ROOM | S$2,250 | — |
| Dec 2021 | Blk 415C · 4 ROOM | S$2,800 | — |
| Dec 2021 | Blk 415C · 5 ROOM | S$2,200 | — |
| Nov 2021 | Blk 415C · 5 ROOM | S$2,700 | — |
| Jan 2021 | Blk 415C · 5 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 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$760,343 | S$839,481 | S$909,174 | S$925,074 |
| 10 years | 78 years | S$710,667 | S$866,299 | S$1,016,108 | S$1,051,960 |
| 20 years | 68 years | S$643,399 | S$956,056 | S$1,315,310 | S$1,409,765 |
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.