How Much Is a Flat at Block 428 Bt Panjang Ring Rd Worth?

4 Room, 5 Room · Built 1989 · 65 years 07 months remaining MOP Cleared

Last updated: 13 Jun 2026

Latest Sale

$460,000

2023-05 · 4 Room

Median $/sqm

$4,074

Based on 2 txns

Total Txns

2

Since data available

5-Yr Trend

▼3.2%

vs 5 years ago

What Will You Actually Walk Away With?

Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.

Flat Type

Storey Band (closest to your floor)

How did you buy?

What are you thinking of buying next?

Market Demand

⏳ Lower transaction volume — pricing and timing matter more here. A local expert helps.

Based on recent sales data · Updates monthly

Sold at this block (6mo)

0 flats ⚡

AVG. DAYS TO OFFER

—

Transaction density proxy

BUYER DEMAND

1.6 / 10

Block Specialists

Connect with agents who know this block — coming soon.

Lease Clock

Act Soon
0 yrs 65 years left 99 yrs

Key threshold: 60 years

Buyers will face resale restrictions after MOP

Your block has 65 years of lease left. A buyer who purchases today and waits out their 5-year MOP will be selling a flat under 60 years — which means their buyers face CPF and loan limits. Savvy buyers know this. It shrinks your pool and puts downward pressure on price.

An experienced agent can help you find motivated buyers and close before this becomes a bigger factor.

Transaction History 2 total

Date Floor Type sqm Price $/sqm
2023-05 01 TO 03 4 Room 103 $460,000 $4,466
2021-02 04 TO 06 5 Room 129 $475,000 $3,682
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About Block 428 Bt Panjang Ring Rd

Flats at Block 428 Bt Panjang Ring Rd have historically sold at a median of $4,074/sqm, with 2 transactions on record.

The block is a 3-minute walk from Segar LRT Station (174m) and is near Limbang Shopping Centre mall (709m, 9 min walk). It is also near Greenridge Primary School (644m, 8 min walk), West Spring Primary School (529m, 7 min walk), and Beacon Primary School (614m, 8 min walk).

All data is sourced from data.gov.sg and updated daily.

What's Near Block 428 Bt Panjang Ring Rd?

Facilities and transport within a 15-minute walk. Walking times are route-based.

MRT / LRT

SEGAR LRT STATION 174m · 3 min
FAJAR LRT STATION 509m · 7 min
JELAPANG LRT STATION 784m · 10 min

Nearby Schools

GREENRIDGE PRIMARY SCHOOL 644m · 8 min
WEST SPRING PRIMARY SCHOOL 529m · 7 min
BEACON PRIMARY SCHOOL 614m · 8 min
ZHENGHUA PRIMARY SCHOOL 1083m · 13 min

Shopping Malls

Fajar Shopping Centre 698m · 9 min

Community Facilities

Zhenghua CC (Pending U/C) 356m · 5 min

Other Blocks on Bt Panjang Ring Rd

Block 427 Bt Panjang Ring Rd Block 429 Bt Panjang Ring Rd Block 430 Bt Panjang Ring Rd

Frequently Asked Questions

How much is a flat at Block 428 Bt Panjang Ring Rd?

Based on 2 recorded transactions, the median resale price ranges from $460,000 (4 Room) to $475,000 (5 Room). The most recent sale was $460,000 in 2023-05.

Median by flat type (last 24 months)

Flat Type Most Recent Median
4 Room $460,000 (all-time)
5 Room $475,000 (all-time)

What is my flat worth at Block 428?

The overall median resale price at Block 428 Bt Panjang Ring Rd is $0. Prices have fallen 3.2% over the past 5 years.

How much cash will I actually receive when I sell my flat at Block 428?

Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 428 prices.

What is CPF accrued interest and why does it reduce my sale proceeds?

When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.

How active is the resale market at Block 428?

Block 428 has recorded 2 resale transactions — roughly 0.1 sales per month over the past 24 months. The latest transaction closed in 2023-05.

What flat types are available at Block 428?

Block 428 Bt Panjang Ring Rd has 4 Room, 5 Room units. Median prices range from $460,000 to $475,000.

How much can I unlock to upgrade if I sell my HDB at Block 428?

Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.

What is the remaining lease for Block 428?

Block 428 was built in 1989 with a 99-year lease. It has approximately 65 years 07 months remaining.

Does Block 428's remaining lease affect its resale value?

At 62 years remaining, most buyers still qualify for full CPF usage. Buyers in their late 30s or older may see slight CPF caps depending on their age, but the effect on your buyer pool is small. Pricing at market rate remains straightforward.

When can I sell my flat at Block 428 Bt Panjang Ring Rd?

Flats at Block 428 Bt Panjang Ring Rd have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.

How long does it take to sell an HDB flat?

The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.

Can I sell my HDB flat without an agent?

Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.

What are the costs of selling an HDB flat?

Typical costs for a seller:

Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $460,000 excl. levy $9,780 to $11,280