Blk 405B Northshore Dr
Project page · 99-year lease from 2021
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 405B | 07 TO 09 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| May 2026 | Blk 405B | 04 TO 06 | 47 sqm | S$360,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Apr 2026 | Blk 405B | 10 TO 12 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Jan 2026 | Blk 405B | 07 TO 09 | 47 sqm | S$422,000 | S$8,979 psm | ×0.997 | S$8,952 psm |
| Jan 2026 | Blk 405B | 01 TO 03 | 47 sqm | S$380,000 | S$8,085 psm | ×0.997 | S$8,061 psm |
| Dec 2025 | Blk 405B | 13 TO 15 | 47 sqm | S$451,888 | S$9,615 psm | ×0.996 | S$9,577 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.
7.16% gross yield
S$28,800 of rent a year against the estimate above · 0.14 points below flats like it
Homes like this rent for about S$2,400 a month, the middle of 49 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 | 421B | 2 ROOM | S$2,700 |
| Sept 2026 | 413B | 2 ROOM | S$2,450 |
| Sept 2026 | 413A | 2 ROOM | S$2,400 |
| Sept 2026 | 413A | 2 ROOM | S$2,350 |
| Aug 2026 | 408B | 2 ROOM | S$2,500 |
| Aug 2026 | 419B | 2 ROOM | S$2,500 |
| Aug 2026 | 405A | 2 ROOM | S$2,450 |
| Aug 2026 | 421B | 2 ROOM | S$2,200 |
median of 49 HDB rental approvals for 2 ROOM on Northshore Dr since 2025-10.
Buying or selling at S$402,500?
Buying: Stamp duty on S$402,500 · Cash and CPF needed on S$402,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$402,500.
Each opens with this figure filled in; change anything there.
Primary schools near 405b 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 · 321 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 507 m · no 2025 Phase 2C ballot
- Valour Primary School · 985 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- Punggol View Primary School · 1,154 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,525 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Oasis Primary School · 1,545 m · no 2025 Phase 2C ballot
- Edgefield Primary School · 1,748 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 405B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Jun 2026 | Blk 405B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$655,000 | S$6,968 psm |
| May 2026 | Blk 405B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Apr 2026 | Blk 405B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Mar 2026 | Blk 405B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$720,000 | S$7,660 psm |
| Jan 2026 | Blk 405B · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jan 2026 | Blk 405B · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$422,000 | S$8,979 psm |
| Dec 2025 | Blk 405B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 94 sqm | S$750,000 | S$7,979 psm |
| Dec 2025 | Blk 405B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$451,888 | S$9,615 psm |
| Oct 2025 | Blk 405B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 94 sqm | S$765,888 | S$8,148 psm |
| Sept 2025 | Blk 405B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Aug 2025 | Blk 405B · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 94 sqm | S$645,000 | S$6,862 psm |
| Aug 2025 | Blk 405B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$395,000 | S$8,404 psm |
| Jul 2025 | Blk 405B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 94 sqm | S$770,000 | S$8,191 psm |
| Jul 2025 | Blk 405B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$700,000 | S$7,447 psm |
| Jul 2025 | Blk 405B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$425,000 | S$9,043 psm |
| Jun 2025 | Blk 405B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 94 sqm | S$715,000 | S$7,606 psm |
| Jun 2025 | Blk 405B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 94 sqm | S$645,000 | S$6,862 psm |
| Jun 2025 | Blk 405B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$390,000 | S$8,298 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 405B · 2 ROOM | S$2,400 | — |
| Jul 2026 | Blk 405B · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 405B · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 405B · 2 ROOM | S$2,300 | — |
| Jul 2025 | Blk 405B · 2 ROOM | S$2,400 | — |
| Jul 2025 | Blk 405B · 2 ROOM | S$2,350 | — |
| Sept 2024 | Blk 405B · 2 ROOM | S$2,400 | — |
| Oct 2023 | Blk 405B · 2 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 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$382,657 | S$422,484 | S$457,559 | S$465,561 |
| 10 years | 83 years | S$359,285 | S$437,966 | S$513,704 | S$531,829 |
| 20 years | 73 years | S$316,921 | S$470,928 | S$647,886 | S$694,413 |
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.