Blk 448 Choa Chu Kang Ave 4, Choa Chu Kang

Blk 448 Choa Chu Kang Ave 4 in Choa Chu Kang: completed 1996, 15 storeys, 77 flats. Resales compared with identical flats since 1990, net of stamp duty, and live listings.

Completed 1996 · 99-year lease from 1997 · 15 storeys · 77 flats

Flat mix: 77 executive flats.

Block score: 6.0 out of 10

The six parts of the block score
PartWeightScore (1 to 10)Scored from
MRT or LRT20%5.5South View LRT Station, 870 m in a straight line.
City centre20%1.916.6 km from Raffles Place in a straight line.
Everyday amenities15%7.04 of 6 within reach: supermarket, CHAS clinic, pre-school, primary school.
Lease left15%5.970 years left of a 99-year lease that started in 1997.
Resale results20%8.3Resales over the last 10 years came to a median 2.7% a year more than an identical flat's earlier sale, after typical costs for a citizen household (the costs assumed are listed under the resale figures). Ranked against 392 blocks in Choa Chu Kang.
How often flats sell10%9.53.8 resales a year for every 100 flats over the last 10 years. Ranked against other blocks in Choa Chu Kang.
Nearest of each amenity, in a straight line
AmenityNearestDistance (m)Within reach
Hawker centreSenja Hawker Centre2760No
SupermarketA licensed supermarket328Yes
ParkChoa Chu Kang Pk1329No
CHAS clinicEvercare Medical Clinic (475) Pte Ltd328Yes
Pre-schoolPcf Sparkletots Preschool @ Keat Hong Blk 448 (CC)16Yes
Primary schoolConcord Primary School124Yes

The overall score is a weighted average of six parts, each from 1 to 10: MRT or LRT 20%, city centre 20%, everyday amenities 15%, lease left 15%, resale results 20%, how often flats sell 10%.

MRT or LRT: 250 m or less to the nearest station exit scores 10, 1.5 km or more scores 1. City centre: 4 km or less from Raffles Place scores 10, 18 km or more scores 1. Both are straight-line distances, not walking routes.

Everyday amenities: how many of six types are within reach. A hawker centre, supermarket, park, CHAS clinic and pre-school count within 500 m, a primary school within 1 km. Each is measured to the point its publisher marks for it, so a large park can start nearer than its distance here.

Lease left: 95 years or more scores 10, 40 years or fewer scores 1.

Resale results and how often flats sell are ranked against the other blocks in the same town: the lowest in town scores 1, the highest 10.

The score compares blocks with each other. It is not a valuation and not advice on whether to buy.

The lists of supermarkets, CHAS clinics and pre-schools were last updated by their publishers in June 2024. Newer ones may be missing.

Contains information from LTA MRT Station Exit, Hawker Centres, Parks, CHAS Clinics, Pre-Schools Location, General information of schools and List of Supermarket Licences accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

Contains information from HDB Existing Building accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

How resales here compare

Over the 10 years to Sep 2026, 90% of 29 resales in Blk 448 Choa Chu Kang Ave 4 sold above an identical flat's earlier price.

Median change +34.5% before costs (middle half +14.0% to +44.2%), about +3.3% a year. The identical flat had last sold a median 9.3 years earlier.

After stamp duty: +31.8% for a citizen household, +27.7% for a household of permanent residents.

After typical costs: +26.6% for a citizen household (83% above), +22.8% for permanent residents.

Over Mar 2007 to Sep 2026, 79% of 53 resales in Blk 448 Choa Chu Kang Ave 4 sold above an identical flat's earlier price.

Median change +31.9% before costs (middle half +4.9% to +45.3%), about +3.4% a year. The identical flat had last sold a median 7.3 years earlier.

After stamp duty: +29.1% for a citizen household, +25.6% for a household of permanent residents.

After typical costs: +24.1% for a citizen household (72% above), +20.7% for permanent residents.

Over the 12 months to Sep 2026, 100% of 826 resales in Choa Chu Kang sold above an identical flat's earlier price.

Median change +53.3% before costs (middle half +40.5% to +65.9%), about +5.2% a year. The identical flat had last sold a median 7.7 years earlier.

After stamp duty: +50.8% for a citizen household, +44.0% for a household of permanent residents.

After typical costs: +44.2% for a citizen household (100% above), +37.7% for permanent residents.

Net figures cover 825 of the 826 resales: stamp duty rates before March 1996 are not published, so earlier purchases cannot be netted.

How these figures work

Each resale is compared with the most recent sale of an identical flat (same block, floor band, flat type, model, size and lease) at least five years earlier. HDB publishes no unit numbers, so this is not any owner's own purchase price.

"After stamp duty" deducts buyer's stamp duty at the rates in force on the earlier purchase, and 5% additional buyer's stamp duty for households of permanent residents from 12 January 2013. Seller's stamp duty never applies after five years.

"After typical costs" also deducts 2% seller and 1% buyer agent commission, S$3,000 legal fees for each side, HDB and registry fees and mortgage stamp duty. Commission is not regulated and varies.

Contains information from Resale Flat Prices and HDB Property Information accessed from data.gov.sg, which is made available under the terms of the Singapore Open Data Licence version 1.0.

Median resale price by year and flat type, Blk 448 Choa Chu Kang Ave 4 (years with fewer than 3 resales omitted)
YearFlat typeResalesMedian price
2002Executive23S$427,000
2003Executive5S$385,000
2004Executive6S$358,500
2005Executive3S$358,000
2006Executive3S$350,000
2007Executive7S$348,000
2008Executive5S$395,000
2009Executive5S$435,000
2010Executive4S$510,500
2012Executive4S$608,000
2017Executive6S$582,500
2020Executive5S$520,000
2022Executive5S$738,888
2024Executive3S$800,000
2025Executive3S$815,000

Resales in the last 24 months

Nearby blocks

All HDB blocks in Choa Chu Kang · All Singapore areas