Blk 448B Sengkang West Way
Completed 2013 · 26 storeys · 138 flats · 87 years remaining · 48 resale transactions on record · median household income in Sengkang: $9,500/mo
26 storeys · completed 2013
What the record shows
A 3-room here sold for $550,000 in Jul 2026. The same flat type in this block averaged $395,000 in 2020 - a gain of $155,000 - about $71 a day while the owner slept.
In this block, 3-room flats from floor 18 up have sold for a median of $547,500 - $90,000 more than floors 8 and below, same flat type, same block.
This block crosses 60 years remaining in 2053 - the line where CPF usage rules begin tightening for buyers.
Across Sengkang, roughly 4,569 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Sengkang median | Gross yield | Rented |
|---|---|---|---|---|---|
| 3-ROOM | $2,950/mo | $2,600–$3,100 | $2,850/mo | - | 3 |
Price trend
median PSF by year · ━ this block · ╌ Sengkang · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 26 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 19 to 21 | 67 | $550,000 | $763 | 87y |
| Jun 2026 | 3 ROOM | 04 to 06 | 67 | $507,000 | $703 | 87y 02m |
| May 2026 | 2 ROOM | 22 to 24 | 46 | $390,000 | $788 | 87y 02m |
| Apr 2026 | 2 ROOM | 25 to 27 | 46 | $380,000 | $767 | 87y 04m |
| Nov 2025 | 3 ROOM | 16 to 18 | 67 | $545,000 | $756 | 87y 08m |
| Oct 2025 | 3 ROOM | 19 to 21 | 67 | $570,000 | $790 | 87y 09m |
| Aug 2025 | 3 ROOM | 13 to 15 | 67 | $545,000 | $756 | 87y 11m |
| Jul 2025 | 3 ROOM | 19 to 21 | 67 | $545,000 | $756 | 88y |
| May 2025 | 2 ROOM | 10 to 12 | 46 | $375,000 | $757 | 88y 02m |
| Feb 2025 | 3 ROOM | 22 to 24 | 67 | $554,888 | $769 | 88y 06m |
| Feb 2025 | 2 ROOM | 22 to 24 | 46 | $372,000 | $751 | 88y 07m |
| Jan 2025 | 2 ROOM | 01 to 03 | 46 | $360,000 | $727 | 88y 08m |
| Jan 2025 | 3 ROOM | 10 to 12 | 67 | $520,000 | $721 | 88y 08m |
| Aug 2024 | 2 ROOM | 07 to 09 | 46 | $340,000 | $687 | 89y |
| Jul 2024 | 3 ROOM | 13 to 15 | 67 | $490,000 | $679 | 89y 01m |
| Jun 2024 | 2 ROOM | 13 to 15 | 46 | $351,000 | $709 | 89y 02m |
| May 2024 | 2 ROOM | 01 to 03 | 46 | $318,000 | $642 | 89y 03m |
| Jan 2024 | 2 ROOM | 07 to 09 | 46 | $335,000 | $677 | 89y 07m |
| Jul 2023 | 3 ROOM | 25 to 27 | 67 | $488,888 | $678 | 90y 01m |
| Sept 2022 | 2 ROOM | 04 to 06 | 46 | $313,800 | $634 | 90y 11m |
| Sept 2022 | 2 ROOM | 19 to 21 | 46 | $328,000 | $662 | 90y 11m |
| Jun 2022 | 3 ROOM | 16 to 18 | 67 | $455,000 | $631 | 91y 02m |
| Jun 2022 | 3 ROOM | 07 to 09 | 67 | $408,000 | $566 | 91y 02m |
| Dec 2021 | 3 ROOM | 19 to 21 | 67 | $419,000 | $581 | 91y 08m |
| Dec 2021 | 2 ROOM | 04 to 06 | 46 | $270,000 | $545 | 91y 07m |
| Oct 2021 | 2 ROOM | 04 to 06 | 46 | $260,000 | $525 | 91y 10m |
| Mar 2021 | 3 ROOM | 13 to 15 | 67 | $368,000 | $510 | 92y 04m |
| Jul 2020 | 3 ROOM | 07 to 09 | 67 | $325,000 | $451 | 93y 01m |
| Jun 2020 | 3 ROOM | 22 to 24 | 67 | $341,000 | $473 | 93y 02m |
| Feb 2020 | 2 ROOM | 13 to 15 | 46 | $233,000 | $471 | 93y 05m |
Who lives in Sengkang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
2-room median $14k below this block · 5 vs 6 sales
3-room median $41k below this block · 6 vs 9 sales
built 2013 · same generation
built 2013 · same generation
built 2012 · same generation
3-room median within $5k of this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.