Blk 458C Sengkang West Rd
Project page · 99-year lease from 2020
Based on 3 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 458C | 10 TO 12 | 48 sqm | S$418,000 | S$8,708 psm | ×1.000 | S$8,708 psm |
| Feb 2026 | Blk 458C | 10 TO 12 | 48 sqm | S$400,000 | S$8,333 psm | ×0.997 | S$8,309 psm |
| Dec 2025 | Blk 458C | 10 TO 12 | 48 sqm | S$385,000 | S$8,021 psm | ×0.996 | S$7,989 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.
6.77% gross yield
S$27,000 of rent a year against the estimate above · 0.53 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$398,820?
Buying: Stamp duty on S$398,820 · Cash and CPF needed on S$398,820 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$398,820.
Each opens with this figure filled in; change anything there.
Primary schools near 458c 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 · 405 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 406 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Fern Green Primary School · 1,037 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Anchor Green Primary School · 1,718 m · no 2025 Phase 2C ballot
- Hougang Primary School · 1,916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 458C · 2 ROOM · 10 TO 12 · 2-room · 93 years left | 48 sqm | S$418,000 | S$8,708 psm |
| Mar 2026 | Blk 458C · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$570,500 | S$8,390 psm |
| Feb 2026 | Blk 458C · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 48 sqm | S$400,000 | S$8,333 psm |
| Dec 2025 | Blk 458C · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$502,000 | S$7,382 psm |
| Dec 2025 | Blk 458C · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 48 sqm | S$385,000 | S$8,021 psm |
| Jun 2025 | Blk 458C · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$612,088 | S$6,582 psm |
| Mar 2025 | Blk 458C · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$400,000 | S$8,333 psm |
| Feb 2025 | Blk 458C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$703,000 | S$7,559 psm |
| Feb 2025 | Blk 458C · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$372,888 | S$7,769 psm |
| Jan 2025 | Blk 458C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Dec 2024 | Blk 458C · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 48 sqm | S$360,000 | S$7,500 psm |
| Nov 2024 | Blk 458C · 2 ROOM · 10 TO 12 · 2-room · 95 years left | 48 sqm | S$400,000 | S$8,333 psm |
| Nov 2024 | Blk 458C · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 48 sqm | S$375,000 | S$7,813 psm |
| Nov 2024 | Blk 458C · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 48 sqm | S$368,000 | S$7,667 psm |
| Oct 2024 | Blk 458C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$685,888 | S$7,375 psm |
| Oct 2024 | Blk 458C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$652,000 | S$7,011 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 458C · 2 ROOM | S$2,250 | — |
| Jun 2026 | Blk 458C · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 458C · 2 ROOM | S$2,250 | — |
| Feb 2026 | Blk 458C · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 458C · 2 ROOM | S$2,400 | — |
| Jul 2025 | Blk 458C · 2 ROOM | S$2,400 | — |
| Jun 2025 | Blk 458C · 2 ROOM | S$2,200 | — |
| Mar 2025 | Blk 458C · 2 ROOM | S$2,500 | — |
| Jan 2025 | Blk 458C · 2 ROOM | S$2,500 | — |
| Jan 2025 | Blk 458C · 2 ROOM | S$2,200 | — |
| Dec 2024 | Blk 458C · 2 ROOM | S$2,400 | — |
| Aug 2024 | Blk 458C · 2 ROOM | S$2,450 | — |
| Aug 2024 | Blk 458C · 2 ROOM | S$2,300 | — |
| Apr 2024 | Blk 458C · 2 ROOM | S$2,300 | — |
| Sept 2022 | Blk 458C · 2 ROOM | S$1,550 | — |
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$379,159 | S$418,622 | S$453,375 | S$461,304 |
| 10 years | 82 years | S$356,000 | S$433,962 | S$509,007 | S$526,967 |
| 20 years | 72 years | S$314,023 | S$466,622 | S$641,963 | S$688,064 |
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.