Blk 469C Sengkang West Way
Project page · 99-year lease from 2016
Based on 14 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 452B | 19 TO 21 | 111 sqm | S$790,000 | S$7,117 psm | ×1.000 | S$7,117 psm |
| Aug 2026 | Blk 469B | 25 TO 27 | 113 sqm | S$790,000 | S$6,991 psm | ×1.000 | S$6,991 psm |
| Jul 2026 | Blk 452A | 04 TO 06 | 111 sqm | S$728,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Jul 2026 | Blk 451B | 10 TO 12 | 111 sqm | S$715,000 | S$6,441 psm | ×1.000 | S$6,441 psm |
| Jun 2026 | Blk 451A | 16 TO 18 | 111 sqm | S$775,000 | S$6,982 psm | ×1.000 | S$6,982 psm |
| Jun 2026 | Blk 433B | 13 TO 15 | 113 sqm | S$770,000 | S$6,814 psm | ×1.000 | S$6,814 psm |
| Apr 2026 | Blk 469C | 10 TO 12 | 113 sqm | S$750,000 | S$6,637 psm | ×1.000 | S$6,637 psm |
| Apr 2026 | Blk 469C | 22 TO 24 | 113 sqm | S$810,000 | S$7,168 psm | ×1.000 | S$7,168 psm |
| Mar 2026 | Blk 451B | 04 TO 06 | 111 sqm | S$700,000 | S$6,306 psm | ×0.997 | S$6,288 psm |
| Feb 2026 | Blk 433B | 22 TO 24 | 113 sqm | S$820,000 | S$7,257 psm | ×0.997 | S$7,235 psm |
| Jan 2026 | Blk 452A | 22 TO 24 | 111 sqm | S$795,000 | S$7,162 psm | ×0.997 | S$7,141 psm |
| Jan 2026 | Blk 451A | 07 TO 09 | 111 sqm | S$680,000 | S$6,126 psm | ×0.997 | S$6,108 psm |
| Dec 2025 | Blk 433B | 10 TO 12 | 113 sqm | S$750,000 | S$6,637 psm | ×0.996 | S$6,611 psm |
| Nov 2025 | Blk 452A | 22 TO 24 | 111 sqm | S$800,000 | S$7,207 psm | ×0.996 | S$7,179 psm |
How accurate is this estimate for Sengkang West Way?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 58 sales in Sengkang West Way since.
- Median error
- 2.2%
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.
5.08% gross yield
S$39,600 of rent a year against the estimate above · 0.72 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 11 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 |
|---|---|---|---|
| Aug 2026 | 452A | 5 ROOM | S$3,200 |
| Jul 2026 | 452A | 5 ROOM | S$2,800 |
| Apr 2026 | 451B | 5 ROOM | S$3,300 |
| Feb 2026 | 469A | 5 ROOM | S$3,500 |
| Feb 2026 | 451A | 5 ROOM | S$3,400 |
| Feb 2026 | 469C | 5 ROOM | S$3,350 |
| Jan 2026 | 451A | 5 ROOM | S$3,200 |
| Dec 2025 | 469B | 5 ROOM | S$2,600 |
median of 11 HDB rental approvals for 5 ROOM on Sengkang West Way since 2025-10.
Buying or selling at S$779,482?
Buying: Stamp duty on S$779,482 · Cash and CPF needed on S$779,482 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$779,482.
Each opens with this figure filled in; change anything there.
Primary schools near 469c Sengkang West Way
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 · 214 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 390 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fernvale Primary School · 694 m · no 2025 Phase 2C ballot
1 to 2 km
- Anchor Green Primary School · 1,148 m · no 2025 Phase 2C ballot
- Springdale Primary School · 1,297 m · no 2025 Phase 2C ballot
- Nan Chiau Primary School · 1,492 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Palm View Primary School · 1,959 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Hougang Primary School · 1,962 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 469C · 4 ROOM · 10 TO 12 · Model A · 89 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2026 | Blk 469C · 4 ROOM · 13 TO 15 · Model A · 89 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Apr 2026 | Blk 469C · 5 ROOM · 22 TO 24 · Improved · 89 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Apr 2026 | Blk 469C · 5 ROOM · 10 TO 12 · Improved · 89 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Dec 2025 | Blk 469C · 4 ROOM · 25 TO 27 · Model A · 90 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Oct 2025 | Blk 469C · 5 ROOM · 25 TO 27 · Improved · 90 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Oct 2025 | Blk 469C · 5 ROOM · 01 TO 03 · Improved · 90 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Sept 2025 | Blk 469C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Aug 2025 | Blk 469C · 4 ROOM · 07 TO 09 · Model A · 90 years left | 93 sqm | S$627,000 | S$6,742 psm |
| Aug 2025 | Blk 469C · 4 ROOM · 16 TO 18 · Model A · 90 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Jun 2025 | Blk 469C · 5 ROOM · 07 TO 09 · Improved · 90 years left | 113 sqm | S$738,000 | S$6,531 psm |
| Jan 2025 | Blk 469C · 5 ROOM · 16 TO 18 · Improved · 91 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Dec 2023 | Blk 469C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$713,888 | S$6,318 psm |
| Oct 2022 | Blk 469C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$520,000 | S$5,591 psm |
| Aug 2022 | Blk 469C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$676,000 | S$5,982 psm |
| Jun 2022 | Blk 469C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$620,000 | S$5,487 psm |
| May 2022 | Blk 469C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$505,000 | S$5,430 psm |
| May 2022 | Blk 469C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$469,000 | S$5,043 psm |
| Apr 2022 | Blk 469C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$472,000 | S$5,075 psm |
| Jan 2022 | Blk 469C · 5 ROOM · 04 TO 06 · Improved · 94 years left excluded: outlier | 113 sqm | S$540,000 | S$4,779 psm |
| Jan 2022 | Blk 469C · 4 ROOM · 25 TO 27 · Model A · 94 years left | 93 sqm | S$500,000 | S$5,376 psm |
| Dec 2021 | Blk 469C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$600,000 | S$5,310 psm |
| Oct 2021 | Blk 469C · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$620,000 | S$5,487 psm |
| Oct 2021 | Blk 469C · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$610,000 | S$5,398 psm |
Showing 24 of 51.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 469C · 5 ROOM | S$3,350 | — |
| Oct 2023 | Blk 469C · 5 ROOM | S$3,500 | — |
| Jul 2021 | Blk 469C · 4 ROOM | S$2,300 | — |
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$731,872 | S$808,046 | S$875,129 | S$890,434 |
| 10 years | 78 years | S$684,055 | S$833,860 | S$978,060 | S$1,012,569 |
| 20 years | 68 years | S$619,306 | S$920,256 | S$1,266,058 | S$1,356,976 |
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.