Blk 472C Fernvale St
Project page · 99-year lease from 2016
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 |
|---|---|---|---|---|---|---|---|
| Apr 2026 | Blk 472C | 01 TO 03 | 113 sqm | S$715,000 | S$6,327 psm | ×1.000 | S$6,327 psm |
| Jan 2026 | Blk 472C | 22 TO 24 | 113 sqm | S$808,000 | S$7,150 psm | ×0.997 | S$7,129 psm |
| Jan 2026 | Blk 472C | 19 TO 21 | 113 sqm | S$780,000 | S$6,903 psm | ×0.997 | S$6,882 psm |
How accurate is this estimate for Fernvale St?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 38 sales in Fernvale St since.
- Median error
- 2.5%
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.
5.53% gross yield
S$43,020 of rent a year against the estimate above · 1.17 points above flats like it
Homes like this rent for about S$3,585 a month, the middle of 6 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 |
|---|---|---|---|
| Jun 2026 | 472C | 5 ROOM | S$3,400 |
| Apr 2026 | 471B | 5 ROOM | S$3,800 |
| Feb 2026 | 471B | 5 ROOM | S$3,670 |
| Jan 2026 | 471B | 5 ROOM | S$3,500 |
| Dec 2025 | 472A | 5 ROOM | S$3,800 |
| Dec 2025 | 472A | 5 ROOM | S$3,200 |
median of 6 HDB rental approvals for 5 ROOM on Fernvale St since 2025-10.
Buying or selling at S$777,699?
Buying: Stamp duty on S$777,699 · Cash and CPF needed on S$777,699 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$777,699.
Each opens with this figure filled in; change anything there.
Primary schools near 472c Fernvale St
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 · 104 m · no 2025 Phase 2C ballot
- Sengkang Green Primary School · 698 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Anchor Green Primary School · 807 m · no 2025 Phase 2C ballot
- Springdale Primary School · 882 m · no 2025 Phase 2C ballot
- Fernvale Primary School · 944 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Nan Chiau Primary School · 1,098 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Palm View Primary School · 1,659 m · no 2025 Phase 2C ballot
- Compassvale Primary School · 1,798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Hougang Primary School · 1,916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Punggol Green Primary School · 1,933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 472C · 4 ROOM · 16 TO 18 · Model A · 89 years left | 93 sqm | S$683,000 | S$7,344 psm |
| Apr 2026 | Blk 472C · 5 ROOM · 01 TO 03 · Improved · 90 years left | 113 sqm | S$715,000 | S$6,327 psm |
| Apr 2026 | Blk 472C · 4 ROOM · 10 TO 12 · Model A · 90 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jan 2026 | Blk 472C · 5 ROOM · 19 TO 21 · Improved · 90 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jan 2026 | Blk 472C · 5 ROOM · 22 TO 24 · Improved · 90 years left | 113 sqm | S$808,000 | S$7,150 psm |
| Dec 2025 | Blk 472C · 4 ROOM · 13 TO 15 · Model A · 90 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Nov 2025 | Blk 472C · 5 ROOM · 10 TO 12 · Improved · 90 years left excluded: outlier | 113 sqm | S$720,000 | S$6,372 psm |
| Sept 2025 | Blk 472C · 4 ROOM · 01 TO 03 · Model A · 90 years left | 93 sqm | S$610,000 | S$6,559 psm |
| May 2025 | Blk 472C · 4 ROOM · 04 TO 06 · Model A · 90 years left | 93 sqm | S$649,000 | S$6,978 psm |
| May 2025 | Blk 472C · 4 ROOM · 22 TO 24 · Model A · 91 years left | 93 sqm | S$662,800 | S$7,127 psm |
| Dec 2024 | Blk 472C · 4 ROOM · 13 TO 15 · Model A · 91 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Oct 2024 | Blk 472C · 4 ROOM · 01 TO 03 · Model A · 91 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Sept 2024 | Blk 472C · 5 ROOM · 13 TO 15 · Improved · 91 years left | 113 sqm | S$765,000 | S$6,770 psm |
| Apr 2024 | Blk 472C · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Jan 2024 | Blk 472C · 4 ROOM · 22 TO 24 · Model A · 92 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Oct 2023 | Blk 472C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 113 sqm | S$680,000 | S$6,018 psm |
| Jul 2023 | Blk 472C · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Jun 2023 | Blk 472C · 5 ROOM · 19 TO 21 · Improved · 92 years left | 113 sqm | S$720,000 | S$6,372 psm |
| Jun 2023 | Blk 472C · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$608,000 | S$6,538 psm |
| May 2023 | Blk 472C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$530,000 | S$5,699 psm |
| Jan 2023 | Blk 472C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$676,000 | S$5,982 psm |
| Jan 2023 | Blk 472C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$671,000 | S$5,938 psm |
| Dec 2022 | Blk 472C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$678,000 | S$6,000 psm |
| Oct 2022 | Blk 472C · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$581,888 | S$5,149 psm |
| Sept 2022 | Blk 472C · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$730,000 | S$6,460 psm |
| Aug 2022 | Blk 472C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$676,000 | S$5,982 psm |
| Aug 2022 | Blk 472C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Aug 2022 | Blk 472C · 4 ROOM · 19 TO 21 · Model A · 93 years left | 93 sqm | S$535,000 | S$5,753 psm |
| Jul 2022 | Blk 472C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$666,000 | S$5,894 psm |
| Apr 2022 | Blk 472C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$655,000 | S$5,796 psm |
| Jan 2022 | Blk 472C · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$538,000 | S$5,785 psm |
| Nov 2021 | Blk 472C · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$632,000 | S$5,593 psm |
| Nov 2021 | Blk 472C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Oct 2021 | Blk 472C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$625,000 | S$5,531 psm |
| Oct 2021 | Blk 472C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$620,000 | S$5,487 psm |
Showing 35 of 57.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 472C · 5 ROOM | S$3,400 | — |
| Jan 2026 | Blk 472C · 4 ROOM | S$2,500 | — |
| Nov 2025 | Blk 472C · 4 ROOM | S$3,000 | — |
| Jul 2025 | Blk 472C · 4 ROOM | S$3,250 | — |
| Jul 2025 | Blk 472C · 5 ROOM | S$3,200 | — |
| Jun 2025 | Blk 472C · 5 ROOM | S$3,400 | — |
| Sept 2024 | Blk 472C · 4 ROOM | S$2,300 | — |
| May 2024 | Blk 472C · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 472C · 4 ROOM | S$3,300 | — |
| Sept 2023 | Blk 472C · 5 ROOM | S$2,400 | — |
| Aug 2023 | Blk 472C · 5 ROOM | S$3,600 | — |
| Jul 2023 | Blk 472C · 4 ROOM | S$2,300 | — |
| Jun 2023 | Blk 472C · 5 ROOM | S$3,600 | — |
| Nov 2022 | Blk 472C · 5 ROOM | S$2,200 | — |
| Oct 2022 | Blk 472C · 5 ROOM | S$1,800 | — |
| Jun 2022 | Blk 472C · 5 ROOM | S$2,700 | — |
| Mar 2022 | Blk 472C · 5 ROOM | S$2,200 | — |
| Jan 2022 | Blk 472C · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 472C · 5 ROOM | S$2,200 | — |
| Apr 2021 | Blk 472C · 5 ROOM | S$1,800 | — |
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$730,198 | S$806,197 | S$873,127 | S$888,397 |
| 10 years | 78 years | S$682,491 | S$831,952 | S$975,822 | S$1,010,253 |
| 20 years | 68 years | S$617,889 | S$918,151 | S$1,263,161 | S$1,353,872 |
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.