Blk 416C Fernvale Link
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 416C | 16 TO 18 | 93 sqm | S$650,000 | S$6,989 psm | ×1.000 | S$6,989 psm |
| Jul 2026 | Blk 416C | 04 TO 06 | 93 sqm | S$633,000 | S$6,806 psm | ×1.000 | S$6,806 psm |
| Jun 2026 | Blk 416C | 19 TO 21 | 93 sqm | S$668,888 | S$7,192 psm | ×1.000 | S$7,192 psm |
| Jan 2026 | Blk 416C | 01 TO 03 | 93 sqm | S$618,000 | S$6,645 psm | ×0.997 | S$6,626 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.
5.99% gross yield
S$38,400 of rent a year against the estimate above · 0.15 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 58 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 | 418B | 4 ROOM | S$3,400 |
| Sept 2026 | 415C | 4 ROOM | S$3,300 |
| Sept 2026 | 414A | 4 ROOM | S$2,600 |
| Aug 2026 | 440A | 4 ROOM | S$3,400 |
| Aug 2026 | 416A | 4 ROOM | S$3,300 |
| Jul 2026 | 440A | 4 ROOM | S$3,300 |
| Jul 2026 | 470A | 4 ROOM | S$3,300 |
| Jul 2026 | 430A | 4 ROOM | S$3,000 |
median of 58 HDB rental approvals for 4 ROOM on Fernvale Link since 2025-10.
Buying or selling at S$641,500?
Buying: Stamp duty on S$641,500 · Cash and CPF needed on S$641,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$641,500.
Each opens with this figure filled in; change anything there.
Primary schools near 416c 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
- Anchor Green Primary School · 627 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 632 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 650 m · no 2025 Phase 2C ballot
- Fern Green Primary School · 806 m · no 2025 Phase 2C ballot
1 to 2 km
- Springdale Primary School · 1,064 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Nan Chiau Primary School · 1,077 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Hougang Primary School · 1,197 m · no 2025 Phase 2C ballot
- Palm View Primary School · 1,266 m · no 2025 Phase 2C ballot
- Yio Chu Kang Primary School · 1,364 m · no 2025 Phase 2C ballot
- North Vista Primary School · 1,767 m · no 2025 Phase 2C ballot
- Xinmin Primary School · 1,850 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Montfort Junior School (boys) · 1,862 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,906 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Rosyth School · 1,912 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Punggol Primary School · 1,955 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 416C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2026 | Blk 416C · 4 ROOM · 04 TO 06 · Model A · 89 years left | 93 sqm | S$633,000 | S$6,806 psm |
| Jun 2026 | Blk 416C · 4 ROOM · 19 TO 21 · Model A · 89 years left | 93 sqm | S$668,888 | S$7,192 psm |
| Jan 2026 | Blk 416C · 5 ROOM · 13 TO 15 · Improved · 89 years left | 112 sqm | S$825,000 | S$7,366 psm |
| Jan 2026 | Blk 416C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Oct 2025 | Blk 416C · 5 ROOM · 10 TO 12 · Improved · 89 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Oct 2025 | Blk 416C · 4 ROOM · 01 TO 03 · Model A · 89 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jul 2025 | Blk 416C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 112 sqm | S$825,000 | S$7,366 psm |
| Nov 2024 | Blk 416C · 5 ROOM · 10 TO 12 · Improved · 90 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Aug 2024 | Blk 416C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2024 | Blk 416C · 4 ROOM · 19 TO 21 · Model A · 91 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Mar 2024 | Blk 416C · 5 ROOM · 19 TO 21 · Improved · 91 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Jan 2024 | Blk 416C · 4 ROOM · 10 TO 12 · Model A · 91 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Dec 2023 | Blk 416C · 5 ROOM · 13 TO 15 · Improved · 91 years left | 112 sqm | S$760,000 | S$6,786 psm |
| Aug 2023 | Blk 416C · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Jul 2023 | Blk 416C · 5 ROOM · 19 TO 21 · Improved · 92 years left | 112 sqm | S$790,000 | S$7,054 psm |
| Jul 2023 | Blk 416C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$698,000 | S$6,177 psm |
| Jun 2023 | Blk 416C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Apr 2023 | Blk 416C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Apr 2023 | Blk 416C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$580,888 | S$6,246 psm |
| Nov 2022 | Blk 416C · 5 ROOM · 01 TO 03 · Improved · 92 years left | 112 sqm | S$635,000 | S$5,670 psm |
| Sept 2022 | Blk 416C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Aug 2022 | Blk 416C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$472,000 | S$5,075 psm |
| Jul 2022 | Blk 416C · 5 ROOM · 16 TO 18 · Improved · 93 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Jan 2022 | Blk 416C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$640,000 | S$5,664 psm |
| Jan 2022 | Blk 416C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$515,000 | S$5,538 psm |
| Nov 2021 | Blk 416C · 5 ROOM · 19 TO 21 · Improved · 93 years left | 113 sqm | S$709,888 | S$6,282 psm |
Showing 27 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 416C · 5 ROOM | S$3,000 | — |
| Mar 2026 | Blk 416C · 4 ROOM | S$3,250 | — |
| Jan 2026 | Blk 416C · 5 ROOM | S$3,400 | — |
| Nov 2025 | Blk 416C · 5 ROOM | S$3,600 | — |
| Apr 2025 | Blk 416C · 4 ROOM | S$3,200 | — |
| Oct 2024 | Blk 416C · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 416C · 5 ROOM | S$3,000 | — |
| Feb 2024 | Blk 416C · 5 ROOM | S$3,500 | — |
| Mar 2023 | Blk 416C · 4 ROOM | S$3,000 | — |
| Oct 2022 | Blk 416C · 4 ROOM | S$3,400 | — |
| Feb 2022 | Blk 416C · 4 ROOM | S$1,800 | — |
| Dec 2021 | Blk 416C · 4 ROOM | S$2,500 | — |
| Dec 2021 | Blk 416C · 4 ROOM | S$1,800 | — |
| Aug 2021 | Blk 416C · 5 ROOM | S$3,000 | — |
| May 2021 | Blk 416C · 5 ROOM | S$2,800 | — |
| Jan 2021 | Blk 416C · 4 ROOM | S$2,400 | — |
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$602,318 | S$665,008 | S$720,216 | S$732,812 |
| 10 years | 78 years | S$562,966 | S$686,252 | S$804,926 | S$833,327 |
| 20 years | 68 years | S$509,678 | S$757,355 | S$1,041,943 | S$1,116,768 |
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.