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HDB · 822420

Blk 420B Northshore Dr

Project page · 99-year lease from 2022

Indicative value range
S$708,979 – S$773,525
Indicative mid S$739,323 · S$7,824 psm

Based on 110 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 420C04 TO 0694 sqmS$815,000S$8,670 psm×1.000S$8,670 psm
Oct 2026Blk 415D16 TO 1895 sqmS$700,000S$7,368 psm×1.000S$7,368 psm
Oct 2026Blk 421B01 TO 0393 sqmS$730,000S$7,849 psm×1.000S$7,849 psm
Oct 2026Blk 420C04 TO 0695 sqmS$698,000S$7,347 psm×1.000S$7,347 psm
Oct 2026Blk 420B04 TO 0694 sqmS$750,000S$7,979 psm×1.000S$7,979 psm
Oct 2026Blk 409B19 TO 2194 sqmS$748,888S$7,967 psm×1.000S$7,967 psm
Oct 2026Blk 409B13 TO 1594 sqmS$730,000S$7,766 psm×1.000S$7,766 psm
Sept 2026Blk 420A16 TO 1894 sqmS$860,000S$9,149 psm×1.000S$9,149 psm
Sept 2026Blk 409C04 TO 0694 sqmS$660,888S$7,031 psm×1.000S$7,031 psm
Sept 2026Blk 420A25 TO 2795 sqmS$788,000S$8,295 psm×1.000S$8,295 psm
Sept 2026Blk 415C04 TO 0694 sqmS$688,000S$7,319 psm×1.000S$7,319 psm
Sept 2026Blk 408B07 TO 0994 sqmS$668,000S$7,106 psm×1.000S$7,106 psm
Sept 2026Blk 409A10 TO 1294 sqmS$690,000S$7,340 psm×1.000S$7,340 psm
Sept 2026Blk 420C16 TO 1895 sqmS$725,000S$7,632 psm×1.000S$7,632 psm
Sept 2026Blk 419C07 TO 0994 sqmS$728,000S$7,745 psm×1.000S$7,745 psm
Aug 2026Blk 421B22 TO 2496 sqmS$860,000S$8,958 psm×1.000S$8,958 psm
Aug 2026Blk 415C01 TO 0394 sqmS$830,000S$8,830 psm×1.000S$8,830 psm
Aug 2026Blk 409C04 TO 0694 sqmS$640,000S$6,809 psm×1.000S$6,809 psm
Aug 2026Blk 408A19 TO 2194 sqmS$760,000S$8,085 psm×1.000S$8,085 psm
Aug 2026Blk 409B04 TO 0694 sqmS$660,000S$7,021 psm×1.000S$7,021 psm
Aug 2026Blk 421B19 TO 2196 sqmS$830,000S$8,646 psm×1.000S$8,646 psm
Aug 2026Blk 415A01 TO 0394 sqmS$775,000S$8,245 psm×1.000S$8,245 psm
Aug 2026Blk 409A22 TO 2494 sqmS$755,000S$8,032 psm×1.000S$8,032 psm
Aug 2026Blk 415C07 TO 0994 sqmS$835,000S$8,883 psm×1.000S$8,883 psm
Aug 2026Blk 422B04 TO 0693 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Aug 2026Blk 408C07 TO 0994 sqmS$680,000S$7,234 psm×1.000S$7,234 psm
Aug 2026Blk 419C04 TO 0694 sqmS$648,000S$6,894 psm×1.000S$6,894 psm
Aug 2026Blk 409C04 TO 0694 sqmS$635,000S$6,755 psm×1.000S$6,755 psm
Aug 2026Blk 421B10 TO 1293 sqmS$800,000S$8,602 psm×1.000S$8,602 psm
Aug 2026Blk 415B01 TO 0395 sqmS$690,000S$7,263 psm×1.000S$7,263 psm
Aug 2026Blk 413C22 TO 2494 sqmS$825,000S$8,777 psm×1.000S$8,777 psm
Aug 2026Blk 422B07 TO 0993 sqmS$790,000S$8,495 psm×1.000S$8,495 psm
Aug 2026Blk 419B16 TO 1894 sqmS$705,000S$7,500 psm×1.000S$7,500 psm
Aug 2026Blk 413C04 TO 0694 sqmS$635,000S$6,755 psm×1.000S$6,755 psm
Aug 2026Blk 406C01 TO 0394 sqmS$675,000S$7,181 psm×1.000S$7,181 psm
Aug 2026Blk 415C01 TO 0394 sqmS$680,000S$7,234 psm×1.000S$7,234 psm
Aug 2026Blk 420B10 TO 1295 sqmS$738,000S$7,768 psm×1.000S$7,768 psm
Aug 2026Blk 413C19 TO 2194 sqmS$774,000S$8,234 psm×1.000S$8,234 psm
Aug 2026Blk 419B16 TO 1894 sqmS$760,000S$8,085 psm×1.000S$8,085 psm
Aug 2026Blk 422B01 TO 0393 sqmS$710,000S$7,634 psm×1.000S$7,634 psm
Jul 2026Blk 415D10 TO 1294 sqmS$740,000S$7,872 psm×1.000S$7,872 psm
Jul 2026Blk 406C07 TO 0994 sqmS$710,000S$7,553 psm×1.000S$7,553 psm
Jul 2026Blk 413C13 TO 1594 sqmS$695,000S$7,394 psm×1.000S$7,394 psm
Jul 2026Blk 422A16 TO 1893 sqmS$750,000S$8,065 psm×1.000S$8,065 psm
Jul 2026Blk 415B07 TO 0994 sqmS$770,000S$8,191 psm×1.000S$8,191 psm
Jul 2026Blk 415D10 TO 1295 sqmS$780,000S$8,211 psm×1.000S$8,211 psm
Jul 2026Blk 413C13 TO 1594 sqmS$744,000S$7,915 psm×1.000S$7,915 psm
Jul 2026Blk 421B04 TO 0693 sqmS$785,000S$8,441 psm×1.000S$8,441 psm
Jul 2026Blk 415D16 TO 1895 sqmS$710,888S$7,483 psm×1.000S$7,483 psm
Jul 2026Blk 406A10 TO 1294 sqmS$740,000S$7,872 psm×1.000S$7,872 psm
Jul 2026Blk 406C19 TO 2194 sqmS$763,000S$8,117 psm×1.000S$8,117 psm
Jul 2026Blk 415D10 TO 1294 sqmS$755,000S$8,032 psm×1.000S$8,032 psm
Jul 2026Blk 406A04 TO 0694 sqmS$700,168S$7,449 psm×1.000S$7,449 psm
Jul 2026Blk 413C19 TO 2194 sqmS$775,000S$8,245 psm×1.000S$8,245 psm
Jul 2026Blk 409B04 TO 0694 sqmS$660,000S$7,021 psm×1.000S$7,021 psm
Jul 2026Blk 409B04 TO 0694 sqmS$698,000S$7,426 psm×1.000S$7,426 psm
Jun 2026Blk 409A07 TO 0994 sqmS$735,000S$7,819 psm×1.000S$7,819 psm
Jun 2026Blk 409D07 TO 0994 sqmS$715,000S$7,606 psm×1.000S$7,606 psm
Jun 2026Blk 415C13 TO 1594 sqmS$830,000S$8,830 psm×1.000S$8,830 psm
Jun 2026Blk 415B04 TO 0695 sqmS$660,000S$6,947 psm×1.000S$6,947 psm
Jun 2026Blk 405B04 TO 0694 sqmS$655,000S$6,968 psm×1.000S$6,968 psm
Jun 2026Blk 422A10 TO 1293 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Jun 2026Blk 415D13 TO 1594 sqmS$798,000S$8,489 psm×1.000S$8,489 psm
Jun 2026Blk 415C13 TO 1594 sqmS$748,000S$7,957 psm×1.000S$7,957 psm
May 2026Blk 415B04 TO 0694 sqmS$830,000S$8,830 psm×1.000S$8,830 psm
May 2026Blk 415B10 TO 1295 sqmS$720,000S$7,579 psm×1.000S$7,579 psm
May 2026Blk 406B19 TO 2194 sqmS$766,888S$8,158 psm×1.000S$8,158 psm
May 2026Blk 409B10 TO 1294 sqmS$732,000S$7,787 psm×1.000S$7,787 psm
May 2026Blk 405A07 TO 0994 sqmS$690,000S$7,340 psm×1.000S$7,340 psm
May 2026Blk 406B13 TO 1594 sqmS$750,000S$7,979 psm×1.000S$7,979 psm
May 2026Blk 406B22 TO 2494 sqmS$778,888S$8,286 psm×1.000S$8,286 psm
May 2026Blk 408C04 TO 0694 sqmS$710,000S$7,553 psm×1.000S$7,553 psm
May 2026Blk 415A22 TO 2495 sqmS$765,000S$8,053 psm×1.000S$8,053 psm
Apr 2026Blk 406B22 TO 2494 sqmS$775,000S$8,245 psm×1.000S$8,245 psm
Apr 2026Blk 406A10 TO 1294 sqmS$725,000S$7,713 psm×1.000S$7,713 psm
Apr 2026Blk 408A16 TO 1894 sqmS$735,888S$7,829 psm×1.000S$7,829 psm
Apr 2026Blk 406C13 TO 1594 sqmS$770,000S$8,191 psm×1.000S$8,191 psm
Apr 2026Blk 422A16 TO 1893 sqmS$708,000S$7,613 psm×1.000S$7,613 psm
Mar 2026Blk 406C22 TO 2494 sqmS$790,000S$8,404 psm×0.997S$8,379 psm
Mar 2026Blk 422A07 TO 0993 sqmS$760,000S$8,172 psm×0.997S$8,148 psm
Mar 2026Blk 422A13 TO 1593 sqmS$775,000S$8,333 psm×0.997S$8,309 psm
Mar 2026Blk 405B10 TO 1294 sqmS$720,000S$7,660 psm×0.997S$7,637 psm
Mar 2026Blk 408B16 TO 1894 sqmS$750,000S$7,979 psm×0.997S$7,955 psm
Mar 2026Blk 406A04 TO 0694 sqmS$708,000S$7,532 psm×0.997S$7,510 psm
Mar 2026Blk 408C10 TO 1294 sqmS$718,000S$7,638 psm×0.997S$7,616 psm
Feb 2026Blk 409C10 TO 1294 sqmS$737,000S$7,840 psm×0.997S$7,817 psm
Feb 2026Blk 409A10 TO 1294 sqmS$748,088S$7,958 psm×0.997S$7,935 psm
Feb 2026Blk 409C07 TO 0994 sqmS$718,000S$7,638 psm×0.997S$7,616 psm
Feb 2026Blk 406B16 TO 1894 sqmS$728,000S$7,745 psm×0.997S$7,722 psm
Feb 2026Blk 408B07 TO 0994 sqmS$725,000S$7,713 psm×0.997S$7,690 psm
Feb 2026Blk 408A04 TO 0694 sqmS$660,000S$7,021 psm×0.997S$7,001 psm
Feb 2026Blk 422A19 TO 2193 sqmS$820,000S$8,817 psm×0.997S$8,791 psm
Feb 2026Blk 408C04 TO 0694 sqmS$690,000S$7,340 psm×0.997S$7,319 psm
Jan 2026Blk 408C19 TO 2194 sqmS$788,888S$8,392 psm×0.997S$8,368 psm
Jan 2026Blk 409B04 TO 0694 sqmS$792,000S$8,426 psm×0.997S$8,401 psm
Jan 2026Blk 409B07 TO 0994 sqmS$738,000S$7,851 psm×0.997S$7,828 psm
Jan 2026Blk 406C16 TO 1894 sqmS$765,000S$8,138 psm×0.997S$8,114 psm
Jan 2026Blk 406C04 TO 0694 sqmS$668,000S$7,106 psm×0.997S$7,085 psm
Jan 2026Blk 409B04 TO 0694 sqmS$725,000S$7,713 psm×0.997S$7,690 psm
Jan 2026Blk 409C10 TO 1294 sqmS$720,000S$7,660 psm×0.997S$7,637 psm
Jan 2026Blk 409B10 TO 1294 sqmS$710,000S$7,553 psm×0.997S$7,531 psm
Jan 2026Blk 408B16 TO 1894 sqmS$770,000S$8,191 psm×0.997S$8,167 psm
Jan 2026Blk 409C04 TO 0694 sqmS$683,000S$7,266 psm×0.997S$7,245 psm
Dec 2025Blk 405B19 TO 2194 sqmS$750,000S$7,979 psm×0.996S$7,947 psm
Dec 2025Blk 409A22 TO 2494 sqmS$768,000S$8,170 psm×0.996S$8,138 psm
Dec 2025Blk 408A19 TO 2194 sqmS$758,000S$8,064 psm×0.996S$8,032 psm
Dec 2025Blk 409A13 TO 1594 sqmS$760,000S$8,085 psm×0.996S$8,053 psm
Nov 2025Blk 408B04 TO 0694 sqmS$725,000S$7,713 psm×0.996S$7,682 psm
Nov 2025Blk 406C19 TO 2194 sqmS$778,000S$8,277 psm×0.996S$8,244 psm
Nov 2025Blk 408A07 TO 0994 sqmS$710,000S$7,553 psm×0.996S$7,524 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.

5.52% gross yield

S$40,800 of rent a year against the estimate above · 0.19 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

ApprovedBlockFlatRent a month
Sept 2026415C4 ROOMS$3,600
Sept 2026415D4 ROOMS$3,500
Jul 2026420A4 ROOMS$3,300
Jul 2026420B4 ROOMS$3,200
Jun 2026421B4 ROOMS$3,750
Jun 2026422A4 ROOMS$3,700
Mar 2026415A4 ROOMS$4,000
Dec 2025408C4 ROOMS$3,300

median of 10 HDB rental approvals for 4 ROOM on Northshore Dr since 2025-10.

Buying or selling at S$739,323?

Buying: Stamp duty on S$739,323 · Cash and CPF needed on S$739,323 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$739,323.

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

Primary schools near 420b 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
Oct 2026
Blk 420B · 4 ROOM · 04 TO 06 · Model A · 94 years left
94 sqmS$750,000S$7,979 psm
Aug 2026
Blk 420B · 5 ROOM · 04 TO 06 · Improved · 95 years left
115 sqmS$985,000S$8,565 psm
Aug 2026
Blk 420B · 4 ROOM · 10 TO 12 · Model A · 94 years left
95 sqmS$738,000S$7,768 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$702,875S$776,031S$840,456S$855,155
10 years84 yearsS$659,944S$804,468S$943,585S$976,878
20 years74 yearsS$582,129S$865,012S$1,190,055S$1,275,515

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.