Blk 450C Sengkang West Way
SENGKANG WEST WAY · SENGKANG · Singapore 793450 · D28
Median PSF · 12m
S$763
Median price · 12m
S$550K
Latest sale
S$550K
Jul 2026
1-year change
+1.7%
Sales · 12m
2
61 all time
Gross yield
7.42%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +32.5%
- Annualised
- +10.8%
- Transactions
- 41
- 1 year
- +1.7%
- 3 years p.a.
- +4.9%
- 5 years p.a.
- —
- Median size
- 721 sqft
Against the neighbourhood
How it compares within D28
Seletar, Yio Chu Kang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 450C Sengkang West Way | D28 median | Difference |
|---|---|---|---|
| Median PSF | S$763 | S$658 | +16.0% |
| Median price | S$550K | S$640K | -14.1% |
| Gross rental yield | 7.42% | 5.89% | +1.5 pts |
| 1-year price change | +1.7% | -0.7% | +2.4 pts |
This development trades about 16% above the D28 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,750
Contracts · 12m
4
Implied annual rent
S$33K
Gross yield
7.42%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,800 |
| 2 ROOM | 1 | S$2,500 |
Investment analysis
Investment score 49 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
49/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%80
Gross yield against every other development in its segment.
- Supply riskweight 10%70
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%53
Distance to the nearest rail station, plus schools within 1 km. Nearest is Fernvale LRT at 370 m.
- Liquidityweight 15%20
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%15
How its median price per square foot compares with its own district.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Fernvale LRT370 m
- Thanggam LRT450 m
- Layar LRT780 m
- Kupang LRT1.0 km
Schools within 2 km
- Sengkang Green Primary Schoolprimary230 m
- Fernvale Primary Schoolprimary410 m
- Pei Hwa Secondary Schoolsecondary (s1-s5)680 m
- Fern Green Primary Schoolprimary860 m
- Anchor Green Primary Schoolprimary1.6 km
- Springdale Primary Schoolprimary1.8 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd159 units1.5 km
- Luxus HillsSingapore United Estates Pte Ltd156 units1.5 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 10 TO 12 | 87 yr 1 mo |
| Jul 2026 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 10 TO 12 | 87 yr 1 mo |
| Sep 2025 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 07 TO 09 | 87 yr 11 mo |
| Sep 2025 | 3 ROOM | S$550,000 | 721 sqft | S$763 | 07 TO 09 | 87 yr 11 mo |
| Sep 2025 | 2 ROOM | S$360,000 | 495 sqft | S$727 | 19 TO 21 | 87 yr 10 mo |
| Sep 2025 | 2 ROOM | S$360,000 | 495 sqft | S$727 | 19 TO 21 | 87 yr 10 mo |
| Jul 2025 | 2 ROOM | S$383,000 | 495 sqft | S$774 | 19 TO 21 | 88 yrs |
| Jul 2025 | 2 ROOM | S$383,000 | 495 sqft | S$774 | 19 TO 21 | 88 yrs |
| Apr 2025 | 2 ROOM | S$365,000 | 495 sqft | S$737 | 10 TO 12 | 88 yr 4 mo |
| Apr 2025 | 2 ROOM | S$365,000 | 495 sqft | S$737 | 10 TO 12 | 88 yr 4 mo |
| Sep 2024 | 2 ROOM | S$340,000 | 495 sqft | S$687 | 01 TO 03 | 88 yr 11 mo |
| Sep 2024 | 2 ROOM | S$340,000 | 495 sqft | S$687 | 01 TO 03 | 88 yr 11 mo |
| Aug 2024 | 2 ROOM | S$350,000 | 495 sqft | S$707 | 13 TO 15 | 89 yrs |
| Aug 2024 | 2 ROOM | S$350,000 | 495 sqft | S$707 | 13 TO 15 | 89 yrs |
| Jul 2024 | 3 ROOM | S$530,000 | 721 sqft | S$735 | 22 TO 24 | 89 yr 1 mo |
| Jul 2024 | 3 ROOM | S$530,000 | 721 sqft | S$735 | 22 TO 24 | 89 yr 1 mo |
| Jul 2024 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 04 TO 06 | 89 yr 1 mo |
| Jul 2024 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 04 TO 06 | 89 yr 1 mo |
| Jun 2024 | 3 ROOM | S$505,000 | 721 sqft | S$700 | 13 TO 15 | 89 yr 2 mo |
| Jun 2024 | 3 ROOM | S$505,000 | 721 sqft | S$700 | 13 TO 15 | 89 yr 2 mo |
| Jun 2024 | 3 ROOM | S$498,000 | 721 sqft | S$691 | 19 TO 21 | 89 yr 2 mo |
| Jun 2024 | 3 ROOM | S$498,000 | 721 sqft | S$691 | 19 TO 21 | 89 yr 2 mo |
| May 2024 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 04 TO 06 | 89 yr 4 mo |
| May 2024 | 3 ROOM | S$455,000 | 721 sqft | S$631 | 04 TO 06 | 89 yr 4 mo |
| Sep 2023 | 3 ROOM | S$480,000 | 721 sqft | S$666 | 19 TO 21 | 89 yr 11 mo |
| Sep 2023 | 3 ROOM | S$480,000 | 721 sqft | S$666 | 19 TO 21 | 89 yr 11 mo |
| Aug 2023 | 3 ROOM | S$465,000 | 721 sqft | S$645 | 07 TO 09 | 90 yrs |
| Aug 2023 | 3 ROOM | S$465,000 | 721 sqft | S$645 | 07 TO 09 | 90 yrs |
| Aug 2023 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 04 TO 06 | 90 yrs |
| Aug 2023 | 3 ROOM | S$430,000 | 721 sqft | S$596 | 04 TO 06 | 90 yrs |
| Jun 2023 | 2 ROOM | S$350,000 | 495 sqft | S$707 | 25 TO 27 | 90 yr 2 mo |
| Jun 2023 | 2 ROOM | S$350,000 | 495 sqft | S$707 | 25 TO 27 | 90 yr 2 mo |
| Feb 2023 | 2 ROOM | S$340,000 | 495 sqft | S$687 | 22 TO 24 | 90 yr 5 mo |
| Feb 2023 | 2 ROOM | S$340,000 | 495 sqft | S$687 | 22 TO 24 | 90 yr 5 mo |
| Jan 2023 | 2 ROOM | S$325,000 | 495 sqft | S$656 | 19 TO 21 | 90 yr 8 mo |
| Jan 2023 | 2 ROOM | S$325,000 | 495 sqft | S$656 | 19 TO 21 | 90 yr 8 mo |
| Aug 2022 | 2 ROOM | S$290,000 | 495 sqft | S$586 | 04 TO 06 | 91 yrs |
| Aug 2022 | 2 ROOM | S$290,000 | 495 sqft | S$586 | 04 TO 06 | 91 yrs |
| Apr 2022 | 2 ROOM | S$292,000 | 495 sqft | S$590 | 07 TO 09 | 91 yr 4 mo |
| Apr 2022 | 2 ROOM | S$292,000 | 495 sqft | S$590 | 07 TO 09 | 91 yr 4 mo |
Showing the 40 most recent of 61 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448B Sengkang West Way
S$763
+0.9%14 sales6.8% yield
Blk 452B Sengkang West Way
S$661
+4.2%2 sales5.5% yield
Blk 450A Sengkang West Way
S$695
-0.2%12 sales4.3% yield
Blk 451A Sengkang West Way
S$649
+1.2%6 sales5.7% yield
Blk 452A Sengkang West Way
S$658
-2.3%12 sales4.6% yield
Blk 451B Sengkang West Way
S$611
-4.7%12 sales5.8% yield
Blk 447B Jln Kayu
S$767
+10.9%6 sales7.9% yield
Blk 446C Jln Kayu
S$658
-2.4%2 sales5.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.