Blk 422A Northshore Dr
Project page · 99-year lease from 2021
Based on 13 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 422A | 10 TO 12 | 113 sqm | S$1,009,000 | S$8,929 psm | ×1.000 | S$8,929 psm |
| Oct 2026 | Blk 422A | 16 TO 18 | 113 sqm | S$990,000 | S$8,761 psm | ×1.000 | S$8,761 psm |
| Sept 2026 | Blk 422A | 22 TO 24 | 113 sqm | S$1,021,800 | S$9,042 psm | ×1.000 | S$9,042 psm |
| Sept 2026 | Blk 422A | 19 TO 21 | 113 sqm | S$985,000 | S$8,717 psm | ×1.000 | S$8,717 psm |
| Jul 2026 | Blk 422A | 22 TO 24 | 113 sqm | S$1,070,000 | S$9,469 psm | ×1.000 | S$9,469 psm |
| Jul 2026 | Blk 422A | 10 TO 12 | 113 sqm | S$985,000 | S$8,717 psm | ×1.000 | S$8,717 psm |
| May 2026 | Blk 422A | 16 TO 18 | 116 sqm | S$1,100,000 | S$9,483 psm | ×1.000 | S$9,483 psm |
| May 2026 | Blk 422A | 04 TO 06 | 113 sqm | S$980,000 | S$8,673 psm | ×1.000 | S$8,673 psm |
| Apr 2026 | Blk 422A | 13 TO 15 | 113 sqm | S$968,000 | S$8,566 psm | ×1.000 | S$8,566 psm |
| Apr 2026 | Blk 422A | 16 TO 18 | 113 sqm | S$1,000,000 | S$8,850 psm | ×1.000 | S$8,850 psm |
| Mar 2026 | Blk 422A | 04 TO 06 | 113 sqm | S$880,000 | S$7,788 psm | ×0.997 | S$7,765 psm |
| Mar 2026 | Blk 422A | 10 TO 12 | 116 sqm | S$998,000 | S$8,603 psm | ×0.997 | S$8,578 psm |
| Feb 2026 | Blk 422A | 16 TO 18 | 113 sqm | S$1,000,000 | S$8,850 psm | ×0.997 | S$8,823 psm |
How accurate is this estimate for Northshore Dr?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 248 sales in Northshore Dr since.
- Median error
- 4.0%
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.
4.61% gross yield
S$45,600 of rent a year against the estimate above · 1.16 points below flats like it
Homes like this rent for about S$3,800 a month, the middle of 7 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 | 422B | 5 ROOM | S$3,400 |
| Jul 2026 | 406C | 5 ROOM | S$3,800 |
| Jun 2026 | 415D | 5 ROOM | S$4,200 |
| Jun 2026 | 420A | 5 ROOM | S$3,800 |
| Mar 2026 | 406A | 5 ROOM | S$3,800 |
| Dec 2025 | 401A | 5 ROOM | S$3,850 |
| Dec 2025 | 406B | 5 ROOM | S$3,700 |
median of 7 HDB rental approvals for 5 ROOM on Northshore Dr since 2025-10.
Buying or selling at S$990,000?
Buying: Stamp duty on S$990,000 · Cash and CPF needed on S$990,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$990,000.
Each opens with this figure filled in; change anything there.
Primary schools near 422a Northshore Dr
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
- Northshore Primary School · 115 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 969 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Valour Primary School · 1,444 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,500 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,735 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,972 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 422A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$990,000 | S$8,761 psm |
| Oct 2026 | Blk 422A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$1,009,000 | S$8,929 psm |
| Sept 2026 | Blk 422A · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$1,021,800 | S$9,042 psm |
| Sept 2026 | Blk 422A · 5 ROOM · 19 TO 21 · Improved · 94 years left | 113 sqm | S$985,000 | S$8,717 psm |
| Jul 2026 | Blk 422A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$985,000 | S$8,717 psm |
| Jul 2026 | Blk 422A · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$1,070,000 | S$9,469 psm |
| Jul 2026 | Blk 422A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$750,000 | S$8,065 psm |
| Jun 2026 | Blk 422A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$720,000 | S$7,742 psm |
| May 2026 | Blk 422A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$980,000 | S$8,673 psm |
| May 2026 | Blk 422A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 116 sqm | S$1,100,000 | S$9,483 psm |
| Apr 2026 | Blk 422A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Apr 2026 | Blk 422A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$968,000 | S$8,566 psm |
| Apr 2026 | Blk 422A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Apr 2026 | Blk 422A · 4 ROOM · 16 TO 18 · Model A · 95 years left excluded: outlier | 93 sqm | S$848,000 | S$9,118 psm |
| Mar 2026 | Blk 422A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 116 sqm | S$998,000 | S$8,603 psm |
| Mar 2026 | Blk 422A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$880,000 | S$7,788 psm |
| Mar 2026 | Blk 422A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$775,000 | S$8,333 psm |
| Mar 2026 | Blk 422A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$760,000 | S$8,172 psm |
| Feb 2026 | Blk 422A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$1,000,000 | S$8,850 psm |
| Feb 2026 | Blk 422A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$820,000 | S$8,817 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 422A · 4 ROOM | S$3,700 | — |
| Aug 2022 | Blk 422A · 4 ROOM | S$3,650 | — |
| May 2022 | Blk 422A · 5 ROOM | S$3,000 | — |
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 93 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 | 88 years | S$941,194 | S$1,039,154 | S$1,125,424 | S$1,145,106 |
| 10 years | 83 years | S$883,706 | S$1,077,233 | S$1,263,520 | S$1,308,101 |
| 20 years | 73 years | S$779,507 | S$1,158,306 | S$1,593,559 | S$1,707,996 |
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.