Blk 452B Sengkang West Way
SENGKANG WEST WAY · SENGKANG · Singapore 792452 · D28
Median PSF · 12m
S$649
Median price · 12m
S$775K
Latest sale
S$775K
Oct 2025
1-year change
+4.4%
Sales · 12m
1
46 all time
Gross yield
5.62%
3 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
- +38.4%
- Annualised
- +9.7%
- Transactions
- 26
- 1 year
- +4.4%
- 3 years p.a.
- +4.7%
- 5 years p.a.
- +6.9%
- Median size
- 990 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 452B Sengkang West Way | D28 median | Difference |
|---|---|---|---|
| Median PSF | S$649 | S$658 | -1.3% |
| Median price | S$775K | S$639K | +21.3% |
| Gross rental yield | 5.62% | 5.91% | -0.3 pts |
| 1-year price change | +4.4% | -0.7% | +5.1 pts |
This development trades broadly in line with the D28 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,300
Contracts · 12m
3
Implied annual rent
S$40K
Gross yield
5.62%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,300 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
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.
- Supply riskweight 10%69
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Fernvale LRT at 300 m.
- Price momentumweight 18%59
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
- Rental yieldweight 20%28
Gross yield against every other development in its segment.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 LRT300 m
- Thanggam LRT440 m
- Layar LRT710 m
- Kupang LRT950 m
Schools within 2 km
- Sengkang Green Primary Schoolprimary160 m
- Fernvale Primary Schoolprimary370 m
- Pei Hwa Secondary Schoolsecondary (s1-s5)610 m
- Fern Green Primary Schoolprimary820 m
- Anchor Green Primary Schoolprimary1.5 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | 5 ROOM | S$775,000 | 1,195 sqft | S$649 | 16 TO 18 | 88 yr 8 mo |
| Aug 2025 | 5 ROOM | S$723,000 | 1,195 sqft | S$605 | 04 TO 06 | 88 yr 9 mo |
| Aug 2025 | 4 ROOM | S$672,000 | 990 sqft | S$679 | 19 TO 21 | 88 yr 10 mo |
| Jun 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 01 TO 03 | 89 yrs |
| Apr 2025 | 4 ROOM | S$615,000 | 990 sqft | S$621 | 07 TO 09 | 89 yr 2 mo |
| Mar 2025 | 5 ROOM | S$780,000 | 1,195 sqft | S$653 | 19 TO 21 | 89 yr 3 mo |
| Sep 2024 | 5 ROOM | S$715,000 | 1,195 sqft | S$598 | 13 TO 15 | 89 yr 9 mo |
| Jan 2024 | 4 ROOM | S$590,000 | 990 sqft | S$596 | 19 TO 21 | 90 yr 4 mo |
| Jan 2024 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 10 TO 12 | 90 yr 5 mo |
| Mar 2023 | 4 ROOM | S$560,888 | 990 sqft | S$566 | 22 TO 24 | 91 yr 2 mo |
| Oct 2022 | 5 ROOM | S$675,000 | 1,195 sqft | S$565 | 16 TO 18 | 91 yr 8 mo |
| Aug 2022 | 5 ROOM | S$588,000 | 1,195 sqft | S$492 | 01 TO 03 | 91 yr 9 mo |
| Aug 2022 | 4 ROOM | S$498,000 | 990 sqft | S$503 | 04 TO 06 | 91 yr 10 mo |
| Dec 2021 | 4 ROOM | S$495,000 | 990 sqft | S$500 | 16 TO 18 | 92 yr 6 mo |
| Dec 2021 | 4 ROOM | S$465,000 | 990 sqft | S$470 | 10 TO 12 | 92 yr 5 mo |
| Dec 2021 | 4 ROOM | S$460,000 | 990 sqft | S$465 | 01 TO 03 | 92 yr 5 mo |
| Sep 2021 | 4 ROOM | S$410,000 | 990 sqft | S$414 | 01 TO 03 | 92 yr 9 mo |
| Aug 2021 | 4 ROOM | S$458,000 | 990 sqft | S$462 | 04 TO 06 | 92 yr 10 mo |
| Jun 2021 | 4 ROOM | S$440,000 | 990 sqft | S$444 | 04 TO 06 | 93 yrs |
| May 2021 | 4 ROOM | S$465,000 | 990 sqft | S$470 | 22 TO 24 | 93 yr 1 mo |
| Apr 2021 | 5 ROOM | S$600,888 | 1,195 sqft | S$503 | 22 TO 24 | 93 yr 2 mo |
| Jan 2021 | 4 ROOM | S$460,000 | 990 sqft | S$465 | 19 TO 21 | 93 yr 5 mo |
| Jan 2021 | 4 ROOM | S$440,000 | 990 sqft | S$444 | 10 TO 12 | 93 yr 5 mo |
| Dec 2020 | 5 ROOM | S$565,000 | 1,195 sqft | S$473 | 13 TO 15 | 93 yr 6 mo |
| Oct 2020 | 5 ROOM | S$560,000 | 1,195 sqft | S$469 | 22 TO 24 | 93 yr 8 mo |
| Oct 2020 | 5 ROOM | S$555,000 | 1,195 sqft | S$465 | 19 TO 21 | 93 yr 7 mo |
| Sep 2020 | 4 ROOM | S$418,000 | 990 sqft | S$422 | 19 TO 21 | 93 yr 9 mo |
| Aug 2020 | 4 ROOM | S$454,000 | 990 sqft | S$458 | 19 TO 21 | 93 yr 10 mo |
| Aug 2020 | 4 ROOM | S$415,000 | 990 sqft | S$419 | 10 TO 12 | 93 yr 9 mo |
| Mar 2020 | 4 ROOM | S$415,000 | 990 sqft | S$419 | 10 TO 12 | 94 yr 2 mo |
| Oct 2019 | 5 ROOM | S$488,000 | 1,195 sqft | S$408 | 04 TO 06 | 94 yr 7 mo |
| Oct 2019 | 4 ROOM | S$460,000 | 990 sqft | S$465 | 22 TO 24 | 94 yr 7 mo |
| Sep 2019 | 4 ROOM | S$432,000 | 990 sqft | S$436 | 10 TO 12 | 94 yr 8 mo |
| Aug 2019 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 13 TO 15 | 94 yr 9 mo |
| Jul 2019 | 4 ROOM | S$425,000 | 990 sqft | S$429 | 07 TO 09 | 94 yr 10 mo |
| Jun 2019 | 4 ROOM | S$425,000 | 990 sqft | S$429 | 07 TO 09 | 95 yr 3 mo |
| May 2019 | 5 ROOM | S$548,888 | 1,195 sqft | S$459 | 07 TO 09 | 95 yr 3 mo |
| May 2019 | 4 ROOM | S$428,000 | 990 sqft | S$432 | 13 TO 15 | 95 yr 1 mo |
| Apr 2019 | 4 ROOM | S$418,000 | 990 sqft | S$422 | 07 TO 09 | 95 yr 1 mo |
| Jan 2019 | 4 ROOM | S$430,000 | 990 sqft | S$434 | 22 TO 24 | 95 yr 5 mo |
Showing the 40 most recent of 46 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 452A Sengkang West Way
S$658
-2.3%6 sales4.6% yield
Blk 450C Sengkang West Way
S$763
+1.7%1 sales7.4% yield
Blk 448B Sengkang West Way
S$767
+1.6%7 sales6.8% yield
Blk 451A Sengkang West Way
S$649
+1.2%3 sales5.7% yield
Blk 451B Sengkang West Way
S$611
-4.7%6 sales5.8% yield
Blk 450A Sengkang West Way
S$699
+0.3%5 sales4.2% yield
Blk 453C Fernvale Rd
S$651
-2.3%3 sales5.7% yield
Blk 453B Fernvale Rd
S$666
-1.1%5 sales5.9% 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.