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HDB · 822419

Blk 419B Northshore Dr

Project page · 99-year lease from 2022

Indicative value range
S$412,411 – S$448,562
Indicative mid S$433,000 · S$9,213 psm

Based on 42 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 421A13 TO 1547 sqmS$465,000S$9,894 psm×1.000S$9,894 psm
Oct 2026Blk 421C16 TO 1847 sqmS$433,000S$9,213 psm×1.000S$9,213 psm
Sept 2026Blk 405B07 TO 0947 sqmS$400,000S$8,511 psm×1.000S$8,511 psm
Sept 2026Blk 421A19 TO 2147 sqmS$475,000S$10,106 psm×1.000S$10,106 psm
Sept 2026Blk 408A10 TO 1247 sqmS$410,000S$8,723 psm×1.000S$8,723 psm
Sept 2026Blk 408C16 TO 1847 sqmS$455,000S$9,681 psm×1.000S$9,681 psm
Sept 2026Blk 408A07 TO 0947 sqmS$436,888S$9,295 psm×1.000S$9,295 psm
Sept 2026Blk 408A16 TO 1847 sqmS$456,000S$9,702 psm×1.000S$9,702 psm
Aug 2026Blk 421C10 TO 1247 sqmS$455,000S$9,681 psm×1.000S$9,681 psm
Aug 2026Blk 408C07 TO 0947 sqmS$432,000S$9,191 psm×1.000S$9,191 psm
Jul 2026Blk 419B01 TO 0347 sqmS$410,000S$8,723 psm×1.000S$8,723 psm
Jul 2026Blk 421A07 TO 0947 sqmS$435,000S$9,255 psm×1.000S$9,255 psm
Jul 2026Blk 408C13 TO 1547 sqmS$433,000S$9,213 psm×1.000S$9,213 psm
Jul 2026Blk 419B04 TO 0647 sqmS$420,000S$8,936 psm×1.000S$8,936 psm
Jul 2026Blk 408A19 TO 2147 sqmS$455,000S$9,681 psm×1.000S$9,681 psm
Jun 2026Blk 408A04 TO 0647 sqmS$425,000S$9,043 psm×1.000S$9,043 psm
Jun 2026Blk 405A13 TO 1547 sqmS$425,000S$9,043 psm×1.000S$9,043 psm
Jun 2026Blk 408B07 TO 0947 sqmS$428,000S$9,106 psm×1.000S$9,106 psm
Jun 2026Blk 405A07 TO 0947 sqmS$420,000S$8,936 psm×1.000S$8,936 psm
Jun 2026Blk 408B16 TO 1847 sqmS$442,000S$9,404 psm×1.000S$9,404 psm
Jun 2026Blk 408C04 TO 0647 sqmS$410,000S$8,723 psm×1.000S$8,723 psm
May 2026Blk 421B04 TO 0647 sqmS$455,000S$9,681 psm×1.000S$9,681 psm
May 2026Blk 408C04 TO 0647 sqmS$435,000S$9,255 psm×1.000S$9,255 psm
May 2026Blk 405B04 TO 0647 sqmS$360,000S$7,660 psm×1.000S$7,660 psm
May 2026Blk 405A04 TO 0647 sqmS$400,000S$8,511 psm×1.000S$8,511 psm
Apr 2026Blk 421A13 TO 1547 sqmS$460,000S$9,787 psm×1.000S$9,787 psm
Apr 2026Blk 405B10 TO 1247 sqmS$405,000S$8,617 psm×1.000S$8,617 psm
Apr 2026Blk 408B13 TO 1547 sqmS$409,000S$8,702 psm×1.000S$8,702 psm
Mar 2026Blk 408B04 TO 0647 sqmS$435,000S$9,255 psm×0.997S$9,228 psm
Mar 2026Blk 421A04 TO 0647 sqmS$425,000S$9,043 psm×0.997S$9,016 psm
Mar 2026Blk 405A07 TO 0947 sqmS$420,888S$8,955 psm×0.997S$8,929 psm
Mar 2026Blk 405A16 TO 1847 sqmS$440,000S$9,362 psm×0.997S$9,334 psm
Feb 2026Blk 408C19 TO 2147 sqmS$463,000S$9,851 psm×0.997S$9,822 psm
Jan 2026Blk 408A10 TO 1247 sqmS$450,000S$9,574 psm×0.997S$9,546 psm
Jan 2026Blk 408B04 TO 0647 sqmS$440,000S$9,362 psm×0.997S$9,334 psm
Jan 2026Blk 405B07 TO 0947 sqmS$422,000S$8,979 psm×0.997S$8,952 psm
Jan 2026Blk 421A13 TO 1547 sqmS$410,000S$8,723 psm×0.997S$8,698 psm
Jan 2026Blk 405B01 TO 0347 sqmS$380,000S$8,085 psm×0.997S$8,061 psm
Jan 2026Blk 408B16 TO 1847 sqmS$438,000S$9,319 psm×0.997S$9,292 psm
Dec 2025Blk 405B13 TO 1547 sqmS$451,888S$9,615 psm×0.996S$9,577 psm
Dec 2025Blk 408C04 TO 0647 sqmS$390,000S$8,298 psm×0.996S$8,265 psm
Nov 2025Blk 408A13 TO 1547 sqmS$450,000S$9,574 psm×0.996S$9,537 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.

6.65% gross yield

S$28,800 of rent a year against the estimate above · 0.65 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

ApprovedBlockFlatRent a month
Sept 2026421B2 ROOMS$2,700
Sept 2026413B2 ROOMS$2,450
Sept 2026413A2 ROOMS$2,400
Sept 2026413A2 ROOMS$2,350
Aug 2026408B2 ROOMS$2,500
Aug 2026419B2 ROOMS$2,500
Aug 2026405A2 ROOMS$2,450
Aug 2026421B2 ROOMS$2,200

median of 49 HDB rental approvals for 2 ROOM on Northshore Dr since 2025-10.

Buying or selling at S$433,000?

Buying: Stamp duty on S$433,000 · Cash and CPF needed on S$433,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$433,000.

Each opens with this figure filled in; change anything there.

Primary schools near 419b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 419B · 4 ROOM · 16 TO 18 · Model A · 94 years left
94 sqmS$760,000S$8,085 psm
Aug 2026
Blk 419B · 4 ROOM · 16 TO 18 · Model A · 95 years left
94 sqmS$705,000S$7,500 psm
Aug 2026
Blk 419B · 3 ROOM · 16 TO 18 · Model A · 94 years left
67 sqmS$608,000S$9,075 psm
Jul 2026
Blk 419B · 3 ROOM · 19 TO 21 · Model A · 95 years left
67 sqmS$595,000S$8,881 psm
Jul 2026
Blk 419B · 2 ROOM · 04 TO 06 · 2-room · 95 years left
47 sqmS$420,000S$8,936 psm
Jul 2026
Blk 419B · 2 ROOM · 01 TO 03 · 2-room · 95 years left
47 sqmS$410,000S$8,723 psm

Sale prices as filed in caveats.

Where the lease takes this

About 94 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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years89 yearsS$411,654S$454,499S$492,231S$500,840
10 years84 yearsS$386,510S$471,154S$552,631S$572,130
20 years74 yearsS$340,936S$506,613S$696,981S$747,033

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.