Blk 409B Northshore Dr
Project page · 99-year lease from 2021
Based on 10 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 409B | 19 TO 21 | 94 sqm | S$748,888 | S$7,967 psm | ×1.000 | S$7,967 psm |
| Oct 2026 | Blk 409B | 13 TO 15 | 94 sqm | S$730,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Aug 2026 | Blk 409B | 04 TO 06 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Jul 2026 | Blk 409B | 04 TO 06 | 94 sqm | S$660,000 | S$7,021 psm | ×1.000 | S$7,021 psm |
| Jul 2026 | Blk 409B | 04 TO 06 | 94 sqm | S$698,000 | S$7,426 psm | ×1.000 | S$7,426 psm |
| May 2026 | Blk 409B | 10 TO 12 | 94 sqm | S$732,000 | S$7,787 psm | ×1.000 | S$7,787 psm |
| Jan 2026 | Blk 409B | 04 TO 06 | 94 sqm | S$792,000 | S$8,426 psm | ×0.997 | S$8,401 psm |
| Jan 2026 | Blk 409B | 07 TO 09 | 94 sqm | S$738,000 | S$7,851 psm | ×0.997 | S$7,828 psm |
| Jan 2026 | Blk 409B | 04 TO 06 | 94 sqm | S$725,000 | S$7,713 psm | ×0.997 | S$7,690 psm |
| Jan 2026 | Blk 409B | 10 TO 12 | 94 sqm | S$710,000 | S$7,553 psm | ×0.997 | S$7,531 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.
5.62% gross yield
S$40,800 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 10 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 415C | 4 ROOM | S$3,600 |
| Sept 2026 | 415D | 4 ROOM | S$3,500 |
| Jul 2026 | 420A | 4 ROOM | S$3,300 |
| Jul 2026 | 420B | 4 ROOM | S$3,200 |
| Jun 2026 | 421B | 4 ROOM | S$3,750 |
| Jun 2026 | 422A | 4 ROOM | S$3,700 |
| Mar 2026 | 415A | 4 ROOM | S$4,000 |
| Dec 2025 | 408C | 4 ROOM | S$3,300 |
median of 10 HDB rental approvals for 4 ROOM on Northshore Dr since 2025-10.
Buying or selling at S$726,431?
Buying: Stamp duty on S$726,431 · Cash and CPF needed on S$726,431 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$726,431.
Each opens with this figure filled in; change anything there.
Primary schools near 409b 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 · 154 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol Cove Primary School · 698 m · no 2025 Phase 2C ballot
1 to 2 km
- Valour Primary School · 1,174 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Punggol View Primary School · 1,292 m · no 2025 Phase 2C ballot
- Oasis Primary School · 1,617 m · no 2025 Phase 2C ballot
- Punggol Green Primary School · 1,710 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Edgefield Primary School · 1,879 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 409B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 94 sqm | S$730,000 | S$7,766 psm |
| Oct 2026 | Blk 409B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 94 sqm | S$748,888 | S$7,967 psm |
| Aug 2026 | Blk 409B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$660,000 | S$7,021 psm |
| Jul 2026 | Blk 409B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$698,000 | S$7,426 psm |
| Jul 2026 | Blk 409B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$660,000 | S$7,021 psm |
| May 2026 | Blk 409B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$848,000 | S$7,571 psm |
| May 2026 | Blk 409B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 112 sqm | S$838,000 | S$7,482 psm |
| May 2026 | Blk 409B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$732,000 | S$7,787 psm |
| Feb 2026 | Blk 409B · 4 ROOM · 01 TO 03 · Model A · 94 years left excluded: outlier | 94 sqm | S$635,000 | S$6,755 psm |
| Jan 2026 | Blk 409B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 94 sqm | S$710,000 | S$7,553 psm |
| Jan 2026 | Blk 409B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$725,000 | S$7,713 psm |
| Jan 2026 | Blk 409B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 94 sqm | S$738,000 | S$7,851 psm |
| Jan 2026 | Blk 409B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 94 sqm | S$792,000 | S$8,426 psm |
| Jan 2026 | Blk 409B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 67 sqm | S$532,000 | S$7,940 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Nov 2025 | Blk 409B · 4 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$690,619 | S$762,499 | S$825,801 | S$840,243 |
| 10 years | 83 years | S$648,436 | S$790,440 | S$927,132 | S$959,844 |
| 20 years | 73 years | S$571,978 | S$849,929 | S$1,169,304 | S$1,253,274 |
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.